Endorse the staff recommendation to reverse the additional height in the Downtown Height Schedule in all areas at this time, conditional on an immediate implementation of a study for the entire Urban Growth Center to approve additional heights, and that this study…

3:16Thank you chair work and members of council

3:20So this afternoon we will present the staff response and the report

3:25Regarding the correspondence from the minister of municipal affairs Paul Calandra and the ER posting for bill 150

3:33The planning statute law amendment act, which is the reversal of op's approved by the previous minister

3:41First I will view a quick summary of the process and timing to date

3:52Sorry

3:59Alright, sorry

4:02First I'll review a quick summary overview or process and timing to date as this straddles both the current council and the previous members of council

4:10council adopted op a

4:1280 on July 11th 2022

4:16The purpose of amendment 80 was to revise the official plans vision urban structure population

4:22employment figures density and intensification targets and

4:26associated policies and land use designations

4:29This was part of the city's municipal comprehensive review in conformity with the growth plan for the greater golden horseshoe

4:37We implemented the

4:41York Elizabeth land use study that council had previously approved we provide clarity

4:47To city plans and procedures and we made some housekeeping changes such as names of provincial ministries

4:54address updates or policy numbering updates

5:01Fissure plan amendment 80 included an updated vision to 2051 for our community

5:07The new urban structure with additional strategic growth areas

5:11We updated the population and employment forecast

5:14resulting in a population of

5:16208,000 to 2051 which was five thousand over the number the province had assigned to the city of Guelph

5:24We identified new intensification and density targets

5:27Including additional density in the downtown over the density again provided to the city by the province

5:35Council adopted op a 80 with amendments on July 11th 2022

5:40following two years of agency and community consultation our

5:45Opa and related documents including our land needs assessments were submitted to the province for approval and

5:52That was part of the municipal comprehensive review

5:55The minister of municipal affairs issued his notice of decision and modifications on April 11th 2023

6:06some members of council will recall that

6:09The minister previously asked for a delay in his response

6:11And that's why it took some extra time to get us from July till April

6:15But the modifications were general and minor modifications land use policy and definitions

6:22modifications to the downtown secondary plan

6:25modifications to the Guelph innovation district

6:27As well as site specific modifications and we presented these amendments to council

6:36now

6:37We've come full circle

6:39What keeps coming to mind to me is a little bit like the movie Groundhog Day and we've gone back to July 2022 and

6:46So on October 23rd the minister of municipal affairs and housing

6:50Paul Kalandra who I have to say is not the minister that made the previous decision on our modifications

6:56Announced that he would be rolling back the previous minister's decisions on official plans

7:01And he'd also be looking at MZO's made by the previous minister

7:06I'm going to quote some of the statements minister Kalandra had said

7:10Since becoming the minister of municipal affairs and housing

7:13I've made it a priority to review past decisions to ensure that they support our goal of building at least 1.5 million homes and

7:20To ensure that the decisions that were made were done in a manner that maintains and

7:26reinforces public trust

7:28He said this includes decisions on ministers only orders and official plans

7:35He said it is clear to me that we failed to meet this test

7:39He also said there was too much involvement from the minister's office too much involvement from

7:45individuals in the minister's office in those decisions

7:49Staff concur with these quotes and that is reflected in the report before you today in

7:56Letters sent to staff and the mayor the minister has asked for the mayor's feedback by December 7th

8:03Shortly I will pass this over to miss El Denonte

8:06But before I do I need to say that this is a messy process

8:10And I'm sorry to put this in front of you today

8:13the timelines are short

8:16For us and for you and for the community who just received our report and I'm confident they haven't had a chance to review it

8:24I've never seen anything like this before in my professional career

8:28The rollbacks that are created in OPs as well as other legislation that's come forward recently

8:35We know that the process

8:38Was wrong and what happened was wrong

8:40Even the new minister has said this and thus the legislation and there are poor proposed rollbacks to the changes

8:47When Melissa walks you through the sites you will hear what we are saying is come through the front door

8:54Make an application and in most cases you need an application anyway

8:59Work with staff or in some cases work with the province if you need to change a provincially significant employment zone

9:07We are and in the report it says we are going to look at the downtown ourselves

9:12To take advantage of the major infrastructure project that we're about to embark on to see if we can increase heights and densities

9:20We are not tone deaf to the housing crisis

9:24But we do plan a city as a whole for current and future residents

9:28That the environment is protected that employment lands will be available as our population grows and that we have

9:35compatibility between land uses

9:38Through opa de we added additional strategic growth areas

9:41We increased heights in those areas and we increased densities and we added densities to downtown

9:48To the downtown through opa de we permitted through op policy and additional

9:555700 additional units which will be able to come on stream once we complete our capital works in the downtown

10:02Since then council has also approved the comprehensive zoning by-law we added three units as of right on all residential properties

10:10We up zoned many of our mixed-use areas such as the malls where we've allowed

10:17Additional residential uses and we're currently looking at four units as of right as well as five plus in areas where there's servicing

10:25We are adding permissions across the city to make it easier to build

10:29We are not short on homes or approvals that we control and we have not closed the door to a public process

10:39I will end my part by saying that your professional planning staff has been through a lot this past year

10:47But we also have a professional code which were obligated to follow

10:51This includes one of the one of the requirements is that we provide opportunities for meaningful participation in

10:59Education in the planning process to all interested parties

11:03That's why our report says

11:06Come through the front door

11:08So with that I'll turn it over to Miss Aldedonte

11:10Thank You Christa

11:20members of council I'm going to take you through our general comments on

11:24The ministers modifications. I'm going to cover off general areas and specifically the site specific

11:31modifications that

11:32took place

11:33The the first area that I'm going to look at are the general modifications

11:38that were a result of

11:40The ministers modifications and these were generally changes to references to ministry names

11:47a reference to

11:49Tribunals or the Grand River Conservation Authority the addition of definitions and new policy direction for parking and goods movement

11:58These types of modifications

12:00We would usually see through our circulation to ministry staff at our draft plan

12:05Prior to bringing a final recommended plan to council

12:08So with that staff have no concerns with the general modifications as they were made to align with legislation

12:15Current names and definitions and they represent good planning or and are consistent with provincial policy direction

12:21In terms of the downtown secondary plan there are modifications to our land use schedule into some related policies

12:32The downtown height schedule as you're seeing on this slide on the left hand side is a downtown height schedule as it existed prior to OPA 80

12:41On the right hand side are the ministers revisions that permitted 23 stories in all areas that are without color on the map

12:50Outside of the special policy area, which is our floodplain shown in hatching towards the bottom of the slide along the river

12:58this next slide shows the

13:02Council adopted height schedule from OPA 80 with the minister's modifications to the special policy area

13:10The downtown

13:11Consists of multiple land use designations which include low density neighborhoods

13:16Our height schedule was established through the downtown secondary plan through extensive modeling land economic analysis and

13:24Engagement with our community which resulted in the tallest buildings being situated at the periphery of downtown

13:30Through OPA 80 we did a review of our downtown and council approved an increase in heights by two stories where density

13:38Bonusing was previously permitted

13:41The heightened density permissions as set out in OPA 80 provides sufficient capacity to meet the current

13:49increased density target of 200 persons in jobs per hectare

13:53Which is an increase over our required density target of 150 persons in jobs per hectare

13:58The height schedule adopted through OPA 80 also allows for development over and above the target of 200 persons in jobs per hectare and

14:07Beyond our planning horizon of 2051

14:11Within our planning horizon the plan that was approved by council provides for 5700 new units and

14:171,250 new jobs

14:19Staff recommending that a review of the downtown be completed to consider where heights could be increased and

14:25That this review be implemented through a minister's approval process and completed by the year end 2024

14:36Next we'll move on to the Guelph innovation district secondary plan where there were changes to both the land use schedule and the height schedule

14:42This slide displays the council approved land use schedule for the GID

14:50alongside the minister's modifications

14:53The land use schedule for the lands west of the Aramasa River had been modified to significantly reduce the area of employment lands and

15:01To expand the residential area and commercial mixed use corridors

15:06Heights have also been increased in alignment with those land use designations

15:11Staff are concerned about the loss of employment lands over the planning horizon to

15:162051 and we're concerned about impacts to meeting our employment projections as

15:21Shown through our growth management strategy that supported OPA 80. There are no other lands available in the city

15:28Within our boundaries to convert to employment uses to meet that demand

15:33We're also concerned that the change in the type of employment to primarily mixed-use commercial

15:39Fundamentally changes the objective for the GID and that is to serve predominantly as the home of innovative

15:47sustainable employment uses with an adjacent urban village

15:51Connecting residential and compatible employment uses and to create a knowledge-based innovation cluster

15:57The land use schedule and the height schedule were revised in isolation of the objectives and the policies of our secondary plan

16:05Staff recommend the considerations to changes in the land use schedule and building heights for the GID

16:11Be considered through the current required block plan process that has been set out in our secondary plan policies

16:17That would allow for supporting studies to be completed and allow for proper assessment of any proposed amendments

16:23It's also appropriate for the employment area within block plan area too

16:27To be assessed during the next municipal comprehensive review

16:31Where implications to the supply of our employment lands can be appropriately assessed on a city-wide basis

16:38I'll now move on to our site specific modifications

16:44The first is 41 to 45 george street, which is also known as the former arm tech site

16:51Council amended the recommended OPA 80

16:55To introduce a site specific land use change to this property

16:58To change this designation from high density residential

17:02to medium density residential

17:04Staff did not support city council's decision and continue to recommend that the high density residential designation be maintained for this property

17:16The next site is 230 willow road

17:19The minister modified the land use designation of 230 willow road in a part of 100 ridgewood avenue to high density residential from low density residential

17:28While staff are generally supportive of this land use designation change

17:32We feel that it is appropriately considered through a site specific official plan amendment with supporting studies

17:39Demonstrating that high density residential could be accommodated on this site

17:46Moving on to 384 crawley road

17:50The minister's decision provided site specific policies for 384 crawley road

17:55To specifically permit industrial development and to require that nothing in our official plan prevent the construction of industrial buildings and

18:03ancillary buildings on the property

18:06Staff are supportive of the reversal of the land use designation and policy changes for 384 crawley road

18:12We continue to be supportive of the consideration of these amendments through a planning act application

18:18And that process was supported by council resolution

18:27For 280 clare road west

18:30The minister's decision changed the land use designation on this property from industrial to high density residential

18:37This site is located within a provincially significant employment zone and protected employment area of our official plan

18:45Staff are supportive of the reversal of this land use designation to maintain the industrial designation

18:53This property is adjacent to denzo manufacturing and the tim horton's distribution center

18:57Both are major industrial facilities as well as a secure data center

19:02The provincial policy statement who requires that manufacturing industrial major facilities

19:08And sensitive residential land uses shall be planned and developed to avoid

19:13Or if avoidance is not possible to minimize and mitigate any potential adverse effects

19:19To minimize risk to public health and safety

19:22And to ensure the long-term operational and economic viability of major facilities

19:27In accordance with provincial guidelines standards and procedures

19:31Staff have had recent discussions with denzo manufacturing and have been advised that they do have expansion plans

19:37And are concerned that the change in designation could affect their plans

19:43While staff are not supportive of this change in land use designation

19:46We do feel that further discussions would be necessary with ministry staff to determine if the provincially significant employment zone could be removed from the property

19:55As krista mentioned our staff recommendations are outlined in our report. We've also displayed

20:03A few of them here on this slide

20:06Our comments are due to the ministry by december 7th

20:09With our city's feedback and modification with proposed changes to opa 80 included in our report

20:15And this concludes our presentation. We'll be happy to address any questions

20:20Thanks very much miss walkie and miss al-dinate

20:23We have delegates and so I would like to move to our delegates and anybody who has submitted correspondence

20:30I want you to know that we have received and read all of that correspondence. So before we go to questions of staff

20:36I would like to call our first delegate

20:39David falletta

20:42You'll have five minutes. Oh, is it fiber 10?

20:45Five special meeting not a planning meeting. All right. Welcome to gulf city council. Mr. falletta

21:01I will start the

21:03Clock whenever you're ready. You can get set up and once you're done

21:08Stay at the podium as counselors may have questions for you

21:11Yes, thank you. Madam chair members of council. My name is david falletta and I am a registered professional planner with bouse fields

21:20We are the planning consultant to

21:22the owners of 384

21:25crawly road

21:28Owners known as industrial equities gulf corporation and i'm just going to be speaking to my letter which is

21:37Contained in the agenda package

21:39And as you'll see in the letter the request from the ownership group as well as myself

21:44Is that with regards to 384?

21:47Crawly road which is identified as of the proposed new cold industrial campus will achieve numerous

21:54Council adopted objectives

21:56Will result in significant economic benefits to the city

22:00Including a significant amount of new tax base for this vacant site

22:05And most importantly it will allow for this development to occur quickly

22:09Um, and finally it conforms in our opinion to provincial policy

22:15As staff noted in their staff report and I echo the comments of

22:20Of your planning staff in in terms of this being a very unique situation in terms of the evolution of policy and rolling back of

22:28legislation and really groundhog day, which was summarized quite well

22:33It's very confusing, but I think it also represents an opportunity to understand what the rollbacks are for

22:40And what the opportunity is to advance the city's goals in terms of new development and economic benefit

22:49Your staff summarized for you quite well in the staff report in terms of what those modifications are

22:55but

22:56some of the highlights that I do want to make is that

22:59It does allow for

23:02Some site specific

23:04modifications to the planning policies that apply to 384 crawly road

23:09And what it'll do is it will advance development of this site, which has been planned to be redeveloped since 2010

23:17over 13 years ago

23:19and

23:20A little bit more in terms of the background

23:23this

23:24This council knows that back in 2021 new new cold

23:29Has been working with the owners to build a state-of-the-art sustainability campus for a cold storage and manufacturing facility

23:39And to advance this development the owners commissioned a consulting team to advance the required

23:44Studies and drawings spent significant resources and then in November they initiated the formal process with the city

23:52Including a pre-application

23:54Sorry pre consultation with the city

23:56And then after the minister had approved the fisher plan amendment

24:02modifications an opa 80 it had a pre-application

24:06Submission sorry state plan review with the city it obtained

24:09minor variance application to set in stone the

24:14Zoning that applies to the site and then we've also filed a formal site plan application and that site plan application included 84

24:23Additional documents plans and studies. That's a significant amount of resources

24:28So the city has a lot of information

24:30To help advance this application and in our opinion rolling back these modifications that apply to this site

24:37Would

24:38Wouldn't really change

24:41Anything that applied to the site, but instead create an unfair and significant delay to the project

24:48I think you heard clearly from your staff earlier today that generally staff are supportive of the

24:54Of the land use changes and that's based on the council resolution

24:59To you know develop the site for this industrial use

25:03In terms of the benefits of maintaining this modification

25:06It will you know appropriately remove process obstacles

25:11So in our opinion if we were to add those modifications or remove the modifications that the minister made

25:17It would create additional obstacles for advancing the development of the site including

25:22Potentially requiring more applications and prolonging the development application process

25:28More importantly that the city has the authority is the approval authority for the site plan application. Is that my one minute or?

25:36Ah, okay

25:38So the city continues to have authority over the site plan approval process and in our opinion

25:45It has the necessary information to

25:48To process the application so advancing these these policies or rolling back policies that were originally approved by this council

25:56Would not change the information before the city. So an environmental impact

26:00Assessment is something that the the council has so finally

26:04In conclusion that five minutes went really quickly

26:08And i'll i'll just say you know in our opinion

26:12You know in reviewing the staff report it appears that

26:16There's general support to the modifications for this site

26:20Staff have identified and stated to you in their presentation that generally they're supportive of it

26:25But they want us to come through the front door

26:28Our site plan application has come through the front door. There has been public

26:32There has been public engagement

26:34In terms of the minor variance and our submissions to the you know now you're done

26:39Stay where you are. So I gave you 30 seconds grace. Um

26:43So we stay where you are because there may be some questions from counselors

26:48So folks, let me start a list. Okay. I see goller

26:53Um Gibson

26:57Alt

26:59I don't see oh, you know what the um

27:03The transcription. Okay. I got a look up here anybody on screen

27:08No, okay. So let's start goller gibson alt and bustel

27:12Thank you future work to the delegate. Thank you for your presentation

27:18I wanted to go back to the point of the dimension of fairness

27:23It's it's my understanding that that that's that for asking for you to go to the same process that everyone else would

27:29Have to go through. Uh, so how is that not a fair process from from your point of view?

27:36Through you chair to the counselor as I as I mentioned in my presentation, which was very quick and I can apologize

27:42Um, when we we filed a site plan application and that that site plan application was filed

27:48After opa was approved by the minister and it was in effect

27:53And in our opinion a site plan application was all that was required

27:56We also filed a minor variance application and those were the two required applications at the time

28:02What what what I was trying to get into my presentation is by rolling these back would roll back and potentially require additional applications

28:11Right, but

28:12So so that i'm clear all the studies

28:14I hear that they've already been done. So if the

28:19The ministers change our reverse would you not just be able to

28:23Apply submit the reports that you've already created

28:27And then go through the process that we are just starting to understand the impact to your business

28:32In terms of what sort of additional?

28:35processes or timelines this would add to the project

28:39And and thank you and that and that gets to the crux of the issue. So

28:45New cold who is the ultimate

28:48Operator of the site who will be operating the facility

28:51Sorry through you madam chair to the counselor

28:54Who will be the all

28:56They're worried about timelines. So when they initiated this process back in 2021

29:00There was a commitment to move quickly and to obtain approvals and allow for the construction of these buildings quickly and if

29:07The rollbacks will now require

29:09potentially additional applications that will prolong the development of the site by

29:14In my opinion at least a year and in which case new cold will potentially be looking for additional sites and may just

29:21Leave the city of gulf because this is a base for them that will service a greater area and they'll be looking elsewhere

29:28Okay, and if these

29:32Changes are not rolled back. What would be the timelines be for the development to move forward?

29:39Through you madam chair to the the counselor the site plan application has already been filed

29:45and the city staff have

29:48Have the information that they need and we'll be looking to work collaboratively with the city to advance that site plan application

29:54the timelines

29:56are basically

29:58Legislated in the planning act. So once the application is deemed complete

30:02It'll take 60 days

30:04The municipality has 60 days to process that application

30:08Well, I understand our own timelines, but we also have about 6 000 approved homes and gulf that have not been built

30:14And some of them are waiting two three four years. So I'm trying to understand if if

30:20Staff is recommending that you go through a due process that may

30:23In your estimation add up to a year

30:25Would you not be in planning for the next two three years before shovels hit the ground anyways?

30:33Through you madam chair to the council no in in in my opinion if if we're able to advance and finalize the site plan

30:41quickly we would be

30:43Starting construction as soon as the spring is what we would prefer

30:47But we don't want to wait and we want to get going right away. Okay. Thank you for that clarification. I appreciate it

30:54Thank you chair

30:56Thank you councillor goller. Okay up next is councillor gibson

31:01Thank you

31:03Oh, we're having trouble with your audio try again

31:06You hear me okay now much better. Thank you. Sorry. I'll just lean in a little bit more

31:11Thank you for your delegation. I appreciate it. I guess it's a

31:15For me, I see it a little bit similar to councillor

31:18But I also see it as you know, the government changed the rules

31:22They they they brought into effect an official plan and you followed the rules of the new official plan

31:28Um, now the rules are being changed underneath your feet again

31:32Maybe I'll just simplify to question. I just want to satisfy this public process question

31:38According to the official plan that was approved

31:40You were following the process, correct as in you you were moving your zoning was approved. You're moving to site plan approval, correct?

31:49Through you madam chair to the the council that is correct. I'll just add one one comment

31:54one of the

31:56Applications that was needed was a minor variance application

31:59And we worked closely with staff and staff did a great job in processing the application very quickly based on the

32:05In effect and approved official plan amendment

32:09The next thing we did was we filed our site plan application to again quickly

32:13Look to advance

32:15The approvals so that we could build this thing as quickly as possible

32:19Right. Thank you. I appreciate that. I I understand how people feel in the room

32:23I just i'm struggling with the coming through the front door because I feel like you were coming through the front door

32:27In accordance with the official plan that had been approved. Thank you very much

32:35That's it council Gibson

32:37Okay, councillor Allt

32:39Thank you very much madam chair through you to the delegate mr. Fuleta mr. Fuleta. Thank you very much for

32:46Meeting today

32:47There are a number of general statements that you made that i'm just hoping for you to clarify

32:51And a couple of particulars as well. I think the first one I like to ask is

32:56We as a council had expected a motion in

33:00in

33:01October of 2022 and yet we didn't receive it and I was wondering if you could clarify for us, please

33:06Why we never had received it as expected

33:12Through you madam chair to the council

33:16I'm a bit confused. Can you ask that question again in terms of we had actually expected

33:21From about may of 2022 we had expected

33:24An application to have come by about October of 2022 and i'm just i'll ask staff as well about this

33:31But we didn't receive it and I was just wondering why that never occurred

33:34Oh, I understand the question through you madam chair to the to the council why

33:40uh, some of the uh, the previously identified applications hadn't been filed prior to the opa being approved

33:49Unfortunately, I wasn't involved in the project. I didn't I wasn't retained until November

33:54My understanding was there was a number of studies and reports that needed to be completed including a very thorough

34:00Environmental impact assessment which was required to delineate the natural heritage features on on the site

34:06And that was the big piece that was missing. So once those

34:09studies were advanced then we were in a position to file our applications and I also know that there was some

34:16Lots of meetings between the consulting team and city staff in terms of how to advance and those process

34:24Questions related to how best to advance the development of the site

34:28Okay, thank you. I might follow up with staff

34:31another question

34:33you were concerned about

34:35Unfair and significant delay. I believe that those are the words and process obstacles. I was wondering if you could please

34:42um, identify specifically some of the process obstacles that that you feel are there

34:49Through you madam chair to the counselor yet

34:51Um, thank you. And I kind of outlined it a bit in my in my letter and in our opinion

34:59there may be

35:01the rollbacks may create the need for

35:04An official plan amendment as a as a potential application

35:08Um, which would again delay because you'd have to file a new application and then

35:13There may be additional supporting materials that would need to be filed with it. Uh, and potentially other applications

35:20Uh, associated with the proposed development. So those are unknown at this time

35:25It would need to we'd need to work with staff to figure out what

35:28They feel would be the most appropriate applications to conform with the official plan

35:33Okay

35:34Thank you very much as I'm considering this one of my concerns are the timelines

35:39What are the timelines that you would expect for actually getting to work and for?

35:46essentially having this up in operational

35:50Through you madam chair to the to the counselor yet, you know, I I think the planning act is clear in terms of

35:58processing site plan applications within 60 days and as I mentioned we we filed a

36:03Uh, a site plan, uh, like basically a technical review

36:07So it was it was intended to be sort of your first submission of a site plan that occurred back in

36:13Uh, in in the summer

36:16So that was all done prior to the submission of the site plan. We finally filed our site plan. Um,

36:21I believe it was in in the fall

36:24And as a result, uh, you know, we would like to get the application team complete

36:30And we would like to work with staff to process that application within 60 days and really advance

36:35To conditional approval so that we could start clearing conditions and build this thing

36:39Thank you. There's the you'd made mention of the tax base

36:43I was wondering if you have an estimate of what the taxes might be and a prediction of when those taxes might begin on a

36:51unaccompleted site

36:53through through you, uh, madam chair to the counselor we have

36:57And we do recognize that, you know

36:59city of gulf as well as a lot of

37:02municipalities across

37:04not only the

37:05The province but across the country are dealing with

37:08Significant tax increases property tax increases. We've done our calculation based on the impact assessment

37:16And we think that this project will generate 12 million dollars a new tax

37:21New property taxes, which it's not creating right now in terms of when that'll occur

37:26We know that the property taxes I believe begin to

37:29To be paid after the construction or the building permit is issued

37:33And are you suggesting us 12 million annually?

37:36Correct. Okay. I will follow up with staff. That's that's a hefty sum

37:40But that that 12 million annually through through you madam chair to the council that 12 million annually is based on the full build out

37:47Which will take some time the first building. We haven't calculated on each square footage because there's uh

37:53Four phases of development. Okay, and finally the last question is about the environmental assessment

37:59I'm going to ask you to go through the chair, please

38:01Oh, I'm so sorry through the chair counselor or rork every one of these questions has been I do apologize

38:06Sometimes we're so casual that I was becoming casual because it's near Christmas and

38:12There's no mistletoe

38:14with regards to that

38:16The environmental assessment through the chair to you what I was wondering if you could outline whether there are concerns

38:23About the environmental assessment and what aspects of it would be a concern

38:29Uh through you madam chair to the counselor

38:32As I identified, you know, we submitted 84 pieces of

38:36Documentation with our site plan that included an environmental impact study in eis

38:41And what that does is it identifies the limits of the natural heritage features on site

38:47And it also identifies potential compensation

38:50For areas that are being disturbed

38:53And staff have reviewed it. They've identified some

38:57Some issues with it. I don't think we uh want to go through those technical issues at the moment

39:03But it has to do with existing tree cover that's there today

39:07And and removing some of those trees while maintaining some of the other natural heritage features

39:14So understanding what the ultimate impact is

39:17And meeting the provincial policies which continue to apply to the site

39:21And and thank you very much and through the chair to you a very merry christmas and apologies chair for not following the uh through use

39:31Uh mayor. Oh, sorry. Councillor Bustel has question

39:35And then we're got three

39:36Thank you and through the chair to mr. Folletta. So i'm going to start first by saying i'm a new councillor

39:41So some of my historical questions you may you may not be able to answer

39:45Um, you know what I take from from this is it's really important to me the same process

39:51And the front door going through the front door

39:54And so my question is prior to the

39:58April 11 2023 ministerial changes to the official plan the 18 changes

40:05Was their conversation with city staff and council was their direction where their applications made?

40:11that

40:13Got feedback from council and staff and what was your work prior to?

40:18You know going to the minister and asking for site specific changes

40:23To the official plan

40:28Through you madam chair to the councillor. Those are all great questions and in terms of

40:35The timelines

40:37There was a number of

40:40developments that did occur and I will I will note that

40:44We did make submissions to

40:47the ministers

40:49Or sorry to the the ero as part of opa 80

40:52So we made those submissions we copied staff on them to let them know what our request was in terms of

40:59Loosening the wording around the development of the site

41:02And then as I as I note in my letter to this council for its consideration

41:09You know in 2021

41:12We began to

41:14Create the the concept plan that was reviewed with staff. We met with staff several times in

41:212022 and then in November of 2022 is when we initiated the pre consultation

41:27Which is the formal process for the site plan application

41:32And then we also filed our

41:36We we filed our minor variance application

41:40in the spring it was

41:42In in June it was when it was approved and then we also filed our formal site plan application

41:48In november. So we we also did a pre

41:52screening of our site plan

41:54in august

41:56Thank you just a supplemental follow-up through the chair

42:00And so in those conversations with staff and with council where there are items steps procedures

42:05Did you follow through on all the recommendations in the direction of staff and our council?

42:11Uh through you madam chair to the counselor

42:15A lot of the discussions were around process

42:18specifically staff were identifying the need for

42:21A draft plan a subdivision and an official plan amendment as well as the site plan

42:26and you know

42:28Our consulting team including the municipal lawyers on on our team identified that

42:34Could advance through site plan alone

42:37Especially with modifications to the to the official plan

42:41So those discussions were occurring and again all of which

42:46like you know what I outlined in my

42:49In my letter to this council is that

42:52Regardless of process the information that

42:55The city has to make a decision on this application it has so adding new policies in or

43:01Rolling back the policies that the minister modified would only

43:05Uh add additional process requirements. It wouldn't change the information. That's before the city today

43:12Thank you. So I'm not sure I got an answer to my question

43:14We're all of the parameters all the requests from our staff back prior to the ministerial changes to your site

43:22specific a request we're all of the steps that staff requested whether it's consulting with you know adjoining

43:30municipalities and so on we're all of those followed

43:33Um to to the best of your knowledge. Yes or no

43:37Oh through you madam chair to the to the counselor

43:41We took a different process than what what city staff were recommending

43:45So that would be a no and so process when you refer to process that would be the planning process. Is that?

43:52Through you madam chair to to the counselor as I mentioned earlier

43:57Um as as I mentioned earlier

44:00staff identified one process which would be to file an official plan amendment and a draft plan a subdivision

44:06And our consulting team including our municipal

44:09Lawyers identified that it could advance through a site plan alone and again that would help to expedite the applications quicker

44:17Um, also, I will note that in terms of coming through the front door

44:21Uh, we did file a minor variance application

44:23Which is a public process and that identified how the proposal was meant to be developed

44:28So the public was informed of the the development proposal. Thank you and through the chair. Thank you

44:37Thank you. We have a question from mayor Guthrie

44:42Do you uh, madam chair uh to the delegate?

44:46Um, can you just confirm this would be an over a billion dollar investment in wealth, right?

44:53through you madam chair to the

44:56To the mayor. Uh, yes, it would absolutely, you know, the full build out

45:00Including, you know 160 000 square

45:03meters, which is approximately

45:061.8 million square feet of new industrial

45:10space it would also include over

45:13570 new jobs as well as a significant amount of new economic

45:19Spillovers to the surrounding areas. So the development alone would be over a billion dollars

45:24And then beyond that there would be a numerous

45:27economic benefits to the community

45:30Great. Thank you and through you chair

45:32You just answered my second question for clarity about how many jobs would be coming to our city

45:38My third question, I guess would just be the faster that this process goes for you

45:42Not only is it the faster that you get shovels in the ground

45:46As you've alluded to, but I guess technically the default position of that then would also be the faster taxes

45:53Start coming into the city, right?

45:56Uh, through you madam chair to the to the mayor. Yes, absolutely

46:00That's all I need to know. Thank you

46:03Thank you. Okay, uh, councillor downer

46:06Then billings. I see councillor Chew

46:09I just want to remind council we're on our first delegate

46:12Um, and we we know it could potentially be quite a long day. So, um, if you can if any of the information you're asking about is in your package

46:21Please note that it was there and we expect that it's been read and retained

46:25Um, and just be very focused on your question. Please. Okay, councillor downer

46:29Thank you through you chair or work. Um

46:33So the 570 jobs is that in the first phase or is that in all phases?

46:38Through you, uh, madam chair to the to the councillor that is in the first phase of development

46:44Good. Thanks. So you talked to earlier and it was in response through you chair

46:49In in response to councillor all its questions concerns around the environmental assessment that and you mentioned about the trees

46:57Um, so my understanding is there's 8,000 trees that will be removed. Um, whether they're part of uh

47:06What was a plantation at one time or not there's about 8,000 and normally we can we collect a compensation of three to one for every tree

47:15That's removed. So is that been because we don't have to follow op policies? No, I'm not sure I can ask staff later this

47:22Does that mean that we do not receive that compensation for the loss of those 8,000 trees?

47:28Through you madam chair to the councillor the um, as I mentioned, we we did prepare an environmental

47:35impact study, uh, which was

47:38Prepared by a qualified professional it's being reviewed by your team and it did identify

47:43and and rationalized

47:46support for removing those

47:49Those 8,000 trees and also proposed to plant 14,000 new trees

47:55On the site as as part of its compensation and I will add that the

48:00the

48:02Because you mentioned in conformity with the official plan

48:04I will mention that that report also rationalizes and identifies

48:09How it conforms to and is consistent with provincial policy and how it meets the intent of of the city's policy. So again those

48:18That study is being reviewed by the city and we do anticipate that comments will come back

48:22And maybe there's additional conditions applied to the site plan that would require

48:27Some compensation for additional trees, but that that that is the general position of the natural heritage consultant

48:34Okay, that's helpful. Thank you

48:37Okay, councillor billings then to then Gibson

48:43Through you madam chair

48:45To the delegate there were

48:47Two letters correspondence in our in our package regarding Crawley road

48:51Um, and it does speak to that if there was a reversal it would be more owners. I'm consuming more costly

48:59There was one bullet point in there essentially

49:02Pointing out that this very well if there was a reversal could jeopardize this project

49:09moving forward

49:11so

49:12Are you meaning that if there was a reversal

49:16That new cold could possibly pull the application

49:21Through you madam chair to the councillor yes in my opinion new cold will most definitely pull the application that we've already been told for the last

49:29Two months we've been to you know, sorry the last month once we heard the rollback announcement

49:34we've been told to put our pens down and

49:37New cold is basically

49:39Advise the entire consulting team that we're not going to be moving forward until we know what's happening here and the likelihood of

49:46Us, you know dealing with additional delays

49:49Are significant keep in mind, you know when they first initiated this process they wanted to be in the ground

49:56In the spring of 2023 and we know that's

50:00almost impossible now so

50:02okay

50:03And also through you madam chair. I just wanted to go back to if if it was reversed

50:09Process would probably take an extra one year

50:13However, if you have to go through an op amendment comes to council

50:18Does that one year extra actually include if there's an appeal to the OLT?

50:25Through you madam chair to the to the council that that's that was my

50:30general

50:32assessment

50:34In my letter of the minimum amount of time you're correct. There's a there's a significant amount of risk associated with an official plan amendment like

50:42Third party appeals like a denial from from staff like additional requirements from from the city that would in our opinion

50:50Create and and likely new colds opinion create some additional risk to to developing this thing

50:56In the fashion that they're looking for

51:00Okay, and last question to you madam chair

51:05If it were reversed

51:07Is the op amendment required that staff are asking that would be required because of the mapping

51:13It's the mapping that would be changed and then therefore wouldn't work for what new cold wants to build

51:23Through you madam chair to the counselor

51:26There are a number of other policies

51:29in in the official plan related to

51:32natural heritage that

51:34could be interpreted in a way that

51:36Would require or would not permit the removal of some of the trees

51:40But it's mostly the mapping and the natural heritage policies that we're most concerned with

51:44Okay, thank you for your help

51:47Thank you council chiu

51:51Through you madam chair to the delegate

51:54I see that minor variance application was filed to g rc on may 31st 2023

52:03I'm just curious. Can you kind of speak in high level?

52:07How was that process with the g rc and were there recommendations to

52:13You and your client

52:18Through you madam chair to the to the counselor

52:20As I mentioned staff were very supportive and helpful in advancing the minor variance application

52:27The g rca was a commenting agency

52:30And they were generally supportive of the minor variance and it was approved

52:35relatively quickly

52:37And we're very thankful of everyone's help

52:40And just a quick follow-up so on the record they were very supportive

52:44Of the changes that were made and they cited that there are no significant

52:49Impacts to the natural heritage based off of the changes correct

52:54Through you madam chair to the counselor, that's correct

52:57Thank you

52:58Okay, counselor Gibson

53:01Okay, I wouldn't ask this question if it was in my package. This is a question of the delegate

53:07Given that you've stated that all the information that would be required to make a zoning amendment change has been submitted

53:13And it's there and this is simply just resetting the process

53:16Council, um, I think I'm trying to find a solution here for council and council has

53:21I think their desire is to see public process

53:24so

53:26It dawned on me that the twice in the last couple months council has asked a proponent

53:31If they'd be willing and they've moved motions

53:34To allow for public input during the site plan process, which is new

53:38Sort of a new process for us, but it's allowing a little bit more public input

53:42Maybe a question for new cold

53:44Would you would you be amenable to a similar process whereby the public could submit public opinion or public input to your site plan approval?

53:53um, if we were to move forward with uh, with the

53:56With the changes as they are

53:59Through you madam chair to the to the counselor absolutely. I think um, there are

54:06In a lot of cases across southern Ontario our firm works across

54:09Ontario and there are some instances where

54:13Public engagement is introduced into the site plan application process

54:16We'd be willing to entertain that as I mentioned earlier the minor variance application is a public process and we did

54:24Obtained feedback from the public in that regard

54:27Okay, so I'll commit between now and when these motions to the floor

54:32I'll I'll speak to clerks about the wording of that motion because I do believe we've we've moved it as a council twice

54:38in the last

54:40Probably three months. So thank you very much for that

54:43Thank you council gibson. I have a couple questions just the one actually

54:49um

54:51part of the minister's

54:54modification to opa 80

54:57said

54:58Nothing in this plan shall prevent the construction of industrial buildings and ancillary buildings landscaping and any related

55:04Works including and without limitation and then a whole

55:09series of clauses

55:11So while I really want to see shovels in the ground, I really want to see

55:16570 jobs. I really want to see 12 million dollars in property taxes

55:19Can you give me some understanding of what that clause means because that clause concerns me what?

55:26Does it mean there are no official policy?

55:29um

55:30provisions that restrict anything on the land the the provincial regulations like what does that look like for me?

55:37Because I I'd like to get to yes

55:39That one that clause concerns me

55:42uh through you

55:44I guess through you madam chair to the chair, but uh

55:48um, that that clause basically

55:51Not withstands some of the natural heritage policy. So all those policies that are identified there and and you should definitely ask your

55:59staff to confirm but those those policies identified there are the natural heritage uh system policies and um

56:08As I mentioned earlier the way that those policies could potentially be interpreted may require the need for

56:13amending those policies as well to implement the plan and what we've said all along is

56:18um,

56:19Is you can amend official plan policies related to natural heritage system?

56:24elements

56:25But you can't amend the provincial policy statement and you can't

56:29amend the growth plan and those policies

56:32uh provide

56:33The minimum amount of protection for the natural heritage system and they apply to these lands you can't revise them through any

56:41uh

56:42Any op op policy?

56:45so

56:46What we've what we've done is removed so that notwithstanding clause what the minister has done is removed any ambiguity about

56:54interpretation of how to protect natural heritage system

56:57elements

56:59Like those trees for example and depending on how those policies would be interpreted

57:03They could potentially mean that they could could not be removed in which case there would be an argument that could potentially go to the

57:09Ontario

57:10Land tribunal for an appeal on how to interpret those policies. So again, we're just trying to avoid that delay

57:16We've provided you with that information and if there is an issue with how those policies are interpreted that is still an avenue that that could be

57:25Could be investigated

57:28And my last question is we have correspondence also

57:32From new cold, but there's no delegation on that presentation. So we just have what we have. Is that correct?

57:38Through you madam chair to you madam chair, you don't have to worry about it. I just wanted to set the tone early. Yeah. Yeah. No, I got you

57:45Yes, they're they're they're they just wanted to provide

57:49some of the the related

57:51Economic benefits to the development and they like they are very eager to get into the city of Guelph. They think strategically

57:58it really aligns with this

58:01this municipalities goals and objectives as it relates to the agri-food sector and

58:07You know, they've got a lot of demands from their clients to be located here

58:11And to help support the things that you're doing in in this community. Okay. Thank you very much for your

58:17extensive delegation. We appreciate it

58:20Okay, next up is john farley, please

58:34Good afternoon council

58:36Mr. Farley, I'll start the clock whenever you're ready. You have five minutes

58:39You'll hear a chime 30 seconds before you're done

58:41That will chime again when your time is up and then stay at the podium as there may likely be questions from council

58:46Go ahead. Madam chair

58:48As a development consultant with home opportunities

58:51I'll be speaking to council today regarding 28 clare road west

58:56Following me will be another four delegations who will also speak

59:02on this same matter

59:04As a resident of Guelph for these past 20 years

59:07I've continued doing what I do

59:09Because i'm tired of seeing hardworking folks and their families being unable to own a home and live in the same city they're

59:17employed in

59:19A dire need exists a dire need exists for employment serving housing and Guelph

59:24This critical demand for affordable housing requires a proven

59:28innovative development model

59:30They can provide homes rapidly

59:33affordably and repeatedly

59:36We have a decade long history working with Guelph staff and council to deliver affordable home ownership projects

59:45Recall market commons

59:47Across from the market and mountford condominiums in the east end

59:53Each of our development sites were not easy. They were complicated

59:58With the partnership of staff and council

1:00:01Working together we were able to mitigate against every issue and deliver very successful projects

1:00:08Our affordable housing projects are developed with an employment serving purpose

1:00:13Creating opportunity for existing employers to retain and attract employees and even scale up their operations by providing housing for local labor

1:00:24We represent the buyers

1:00:27The workers and their families enabling them

1:00:31To achieve all the economic and wellness benefits of being a homeowner

1:00:36Home opportunities model can develop housing units without requiring grants or subsidies

1:00:43The weaving of development charges while paying for fair value for land as a result

1:00:50Our model does not burden city budgets or taxpayers

1:00:54Home opportunities currently has a Guelph site in pre-development at 280 Clair road west

1:01:02That will provide 900 plus affordable home ownership units

1:01:07We are privileged to have the support of kiwi newton as builder and other local employers like linamar and danby

1:01:16This will be the first project to come online in Guelph

1:01:19With plans for additional developments delivering upwards of a thousand affordable home ownership units per year

1:01:27To serve the local workforce here in our community

1:01:32Thank you for listening

1:01:34And through you mayor apparently through you madam chair to council

1:01:40If you could hold your questions for the next

1:01:44Delegation now i'd like to

1:01:47Invite michael bay president of home opportunities to provide you with additional information

1:01:54That works for me. Yeah

1:02:03So you're still using up your five minutes as you do this transition. So we're good. I'll reset

1:02:08Mr. Labby welcome

1:02:10Um same rules apply you have five minutes. I'm sure there'll be lots of questions

1:02:13You'll hear a chime 30 minutes before your time's up and then another time when your five minutes have expired

1:02:20Perfect. Thank you, madam chair and madam chair through you to the rest of council

1:02:25um

1:02:26Just to be clear. We are asking council

1:02:30To maintain the minister's decision that was made

1:02:35And I must say I do empathize with staff and everybody that's put up with this process

1:02:40We've run into it in many locations across the province and it's not helping

1:02:45The very goals that it's set to do

1:02:47But in our case, you know, our client is the

1:02:51900 families that we're hoping will be able to live on this site

1:02:55And for them to wait another year or two is something we'd like to try to avoid

1:03:00So we are being quite pragmatic in asking you to do this

1:03:04Um, I love the analogy about the front door

1:03:07I would be willing to go through the front door the side door the back door any door that staff will open for me

1:03:12In fact, I'll go in through a skylight if necessary

1:03:15That's the way I've run my career because we're trying to help people

1:03:18That are paying 40 50 60 of their incomes toward their housing and how do you have a proper family situation under those conditions?

1:03:26so

1:03:27This is about how do we move something forward quickly

1:03:29I think it is worth repeating that our intention is to try to fulfill

1:03:34Guelph's need for affordable housing, which is why our target is a thousand units a year

1:03:38This site is just one of many. I've been told that there are other sites wonderful will work on those as well

1:03:45Now what I do want to mention, which is interesting is I took the time to come early today and walk the site

1:03:52This is not an employment site. It's not a site that you can fit a factory on

1:03:57There is a green way down one side. It is a site that effectively is sterilized for employment uses

1:04:03It's a wonderful site for residential

1:04:07The agreement to go along with what the minister has suggested

1:04:12Means that the official plan will be changed on the site. We still have to go through rezoning

1:04:16We still have to go through site plan approval

1:04:18We will be talking to the neighbors because we always work with neighbors both residential both the high school

1:04:24And the employers next door

1:04:26In order to get them on board with what we're doing

1:04:29We on behalf of our clients the people are going to live there will mitigate this site to give them a proper living situation

1:04:36That is something we simply do

1:04:38We have located residential beside plants that recycle tires

1:04:44So we've faced things far more

1:04:46strenuous than this situation. I sat there for half an hour

1:04:50And it's a very quiet set of neighbors that we have. I was quite impressed. I was surprised

1:04:55So it's something that we intend to do we intend to do working with staff

1:05:00But the speed with which we can move is important to me

1:05:04If we all work together we could have people moved into this project by 2026

1:05:11And I've made that promise once before to one municipality and I was a month late in that promise

1:05:16So one of the things we're doing here and one of the people you'll hear from is kiwi newton

1:05:21Kiwi newton is part of the reason we can deliver by 2026

1:05:25Their form of their building system allows us to deliver a building of this scale these number of units within a year and a half

1:05:32That's a full six months to a year faster than anyone else

1:05:35So we're putting together everything we can do because our clients want to get into a place as soon as possible

1:05:42So you'll hear from our our partners as you go through you've already heard as well

1:05:47Now what I would like to mention is that if you can't see you are clear to helping us move more quickly

1:05:53We definitely want you to ask staff to move quickly

1:05:57There is a chiya process

1:05:59And that process can allow us to go through the front door a lot faster

1:06:03As still with consultation to the community that still allows us to move quickly

1:06:07So we're open to anything that can help and we definitely are consultative in our approaches

1:06:13But we have a client that requires us to move as fast as we can and we certainly intend to on this site

1:06:22It's one last thing I'll mention is the development charges of this site will be 25 million dollars

1:06:27We fully intend to be able to not pay the development charges because we're not supposed to as a nonprofit

1:06:32But we are open to providing

1:06:34The coverage for the off-site development costs. That's the terminology we use

1:06:40And so that's built into the negotiations we have with the town as to how we proceed with that and work together with you

1:06:46To make sure they get paid

1:06:47And I'm going to avoid the bell because that's kind of nice to do

1:06:51Excellent

1:06:53Okay, uh, mayor guthrie has a question and then I will go counsel alt

1:06:58counsel downer

1:07:00Counselor chew and counsel katin

1:07:03We'll start there

1:07:05Go ahead mayor guthrie. Yeah, thank you madam chair. Uh, you know what uh, the delegate, uh

1:07:12Answered absolutely everything I need to know. I am so I am fine. Thank you

1:07:18Okay, counsel

1:07:20Through the chair

1:07:23Um

1:07:25To the to the delegates, um

1:07:27You had made reference to an expedited site plan and that buildings could essentially be occupied in 18

1:07:34Months and you said quote anything that helps

1:07:38So if this were not to be a successful op amendment

1:07:44You would be appreciative of an expedited plan with the support of staff and counsel

1:07:49Is that correct? I was wondering if you could just comment on that

1:07:52Yeah, through you madam chair to the counselor want to correct that

1:07:55Um, it's two and a half years. I've suggested 18 months for construction

1:08:00One year for staff approval, which I knew scares them to death

1:08:03But but that's that's what we're going to try to talk about and see if we can do so one year approval process

1:08:09One and a half years for construction. Thanks very much. Appreciate that

1:08:14Okay, counsel downer

1:08:16So I just want to through you madam chair. I just want to clarify so the affordability bit is um

1:08:22These will be

1:08:24Market priced but they there is assistance with down payment. Is that that the way it is?

1:08:30I'm just thinking of the one I know which is market the market plays across the road

1:08:36Through you madam chair to the counselor

1:08:38I I

1:08:40I am totally open to a completely different meeting to go through our new model

1:08:44Model for martin

1:08:46Market commons across the street was a model. I created in 1993 in order to deliver housing that could be carried at the average rent level

1:08:52For the purchasers and the residents as you may know if we didn't mention we're talking about affordable ownership

1:09:00So our affordable ownership model takes a situation where you buy for market value

1:09:04We help with your down payment

1:09:06Then we have credit union assistance where that lends money that doesn't have to be paid back till you sell

1:09:12And we work the municipality also get lending that doesn't have to be paid back until you sell

1:09:16So your carrying costs are half the cost of the home

1:09:20And that's what allows us to reach as low as 35 000 income for some of the homes

1:09:25So 30 percent of the homes are owned by people whose income is below the incomes for the normal affordable rental guidelines

1:09:3330 for our definition of affordable ownership

1:09:3620 for people 20 000 a year higher than that

1:09:39And then 20 for anybody who wishes to buy so we have a blended income community because of course a thousand units should not be all one category

1:09:48Does that cover the okay? So so through you so the so you uh, madam chair. So they're not

1:09:54They're not on market priced units

1:09:57Correct. They're they're all purchased at market, but they're carried at what we call the cost price, which is well below

1:10:04Okay, and that's achieved through helping with the

1:10:08Down payment is then taken out as a separate loan

1:10:12And paid back when it's sold right and through you madam chair to the counselor. Yes

1:10:17It's the help with the down payment

1:10:19And additional lending that is paid back only when they sell plus interest

1:10:24So like a one bedroom unit state might still be 500 000 at market

1:10:29But and they'd be carrying a mortgage of 250 000. Okay. Okay. Uh, counselor chu

1:10:36Thank you, madam chair. I do the delegate. I just want to say off the bat

1:10:46Uh, like I I really respect the work that you guys have done. I think you guys are very reputable and I think there's

1:10:53I should be some recognition that uh

1:10:56We can we can have some confidence and trust that you guys will provide a

1:11:00We can have some confidence and trust that you guys will provide a very good quality

1:11:05A build and product and market commons is a good example of that downtown

1:11:09I'm just curious because

1:11:11For me, this is the ethical uh, a bit of an ethical dilemma. Um, we want to protect

1:11:17Especially provincially significant employment land

1:11:20As much as we can because it's very sparsing gulf and within the wellington county

1:11:26I'm just very curious as to how we can reconcile

1:11:30building on provincially significant employment land while all

1:11:34and also

1:11:35ensuring that you know environmental sensitivities health and noise are being

1:11:39Addressed that if we were to build I understand that it's it's in close proximity to the new recreation center. That's going to be

1:11:47built it's

1:11:49It's very close by to the commercial mendies and I think there's an opportunity to integrate

1:11:55Can you ask the question, please?

1:11:58We're into some commentary. Thanks. Okay. So just I'm just curious how we can reconcile

1:12:04Building on provincially significant employment land in light of the for-built housing

1:12:10situation that we have in gual

1:12:13Through you, madam chair to the counselor my version of reconciliation and of course everybody needs to sort of do their own

1:12:21First and foremost the province has already said

1:12:24That they are willing to

1:12:26designate this residential therefore for this site. They've already said that they it's not

1:12:33No longer an

1:12:35employment significant site because they've designated otherwise

1:12:39So that's that's why we're not worried about that designation simply because when we go to the province and say we're going with residents

1:12:45It's a good we've already said we could do that once more importantly though is the we agree that wealth needs its employment lands

1:12:54And so in order to justify moving ahead with this site

1:12:58You have to be comfortable with the position that it wasn't going to become employment lands. Anyway, it's a unique site

1:13:04That is in a unique situation. It's a long narrow strip of developable land

1:13:10Employers don't like to work with long narrow strips for their factories

1:13:15So the residential use loves long narrow strips, especially a long green space

1:13:20And so it's a much better location for residential than it is for employment

1:13:24And since you're not likely to get employment on the site then for that specific unique site

1:13:30It's reasonable to go ahead and allow the residential to continue forward

1:13:35Okay, so just a quick follow-up

1:13:38Your judgment is that this land is heavily underutilized and there's no forecasting for the viability of the site for

1:13:45actual traditional employment uses

1:13:47on the road

1:13:49That is my assessment. There'll be some speakers following me that are actually in a better position to give you that assessment

1:13:54Okay, no, I appreciate that. Thank you so much

1:13:57Thank you councillor Chew

1:13:59Councillor caton

1:14:02Thank you. It's for you chair work. Um, so my my main concern is the

1:14:08proximity to industrial areas for residences and

1:14:14my understanding is that

1:14:16You haven't gone through all the studies yet, but that would be a part of the process

1:14:20So what does it look like if the studies come back and they say that

1:14:24It's much too close and residents are not a good idea there

1:14:30Through you madam chair to the councillor

1:14:32I absolutely agree with your concern

1:14:36It's got to be my concern because of the clients. I'm working with I'm working on behalf of the end owners

1:14:42um

1:14:43and

1:14:44The useful thing about the site we're working with is there's already significant burming and and

1:14:52protections in terms of noise between our site and theirs

1:14:55Having said that we have to do a full set of studies and we have to do studies on what the current uses are of the employment

1:15:01What the potential other uses might be and how do we mitigate against it?

1:15:06And as I've said, we've we've done a situation where we are dealing with a much more noxious use to use the term

1:15:12Then is occurring on both of those sites

1:15:15And that involves sealing the windows so people couldn't open them and using alternative ventilation sources

1:15:21And actually putting up barriers on the balconies to make sure the noise couldn't travel around the corners

1:15:27So we've usually professionals can come up with some pretty good mitigation

1:15:31The nice thing about this site is when you have to only mitigate one side

1:15:35It's pretty straightforward to work with rather than having to deal with all around

1:15:40On that site as you stand there the most significant noise you hear is from the traffic on claire road

1:15:46That's the biggest noise that you hear and so claire road is actually going to be an issue for us to make sure that we provide

1:15:52mitigation for as well

1:15:54And I have figured out how to stop the noise from the football games, but that's not a very often

1:16:01Great. Thank you very much

1:16:03councillor bustill

1:16:06Is thank you and through the chair. Thank you very much for your work and affordable ownership

1:16:10I did have a question as you're presenting to us in the staff report. It talks about

1:16:16Discussions that the staff have had with neighboring manufacturers about their intention to expand

1:16:22And that seems contrary to your assessment and your interpretation of the land use. Can you comment further on that, please?

1:16:29Yes, now not having been through you madam chair to the counselor

1:16:34Um, yeah, not having been privy to those con conversations as yet. I can only answer a little bit

1:16:39But what seems clear to me is that the expansion that they're talking about is on the vacant land to their south

1:16:46So the conditions of expanding on that land will produce a building that is not inconsistent with the current building

1:16:52And whatever mitigation we provide will mitigate against that as well

1:16:56The other thing we have is kind of an ace in the hole in terms of working with the neighbors

1:17:01Is we can give them first dibs at putting their employees into our housing?

1:17:05And as such it doesn't mean they won't be concerned about us mitigating

1:17:09But it will mean that they have a reason to be cooperative in the discussions

1:17:13And that's sometimes all you need is cooperation among all parties and you work out how it's going to

1:17:19Going to work. I'm fortunate now that I commute 30 seconds to work because I go from my bedroom to my daughter's former bedroom

1:17:26But being able to go from this site to your employment without having to get in a car is an enormous advantage

1:17:32To them in attracting and maintaining their employees

1:17:35So we're expecting a very good conversation with them because we're going to offer something quite different that no other local

1:17:42Residential developer would offer to them

1:17:44Thank you. And just an additional question through the chair

1:17:48As you were going through this process

1:17:51Did you consider any other development sites in the city of gulf or is it just this one?

1:17:56You were talking about cooperation, obviously with the landowner and residents and so on. Are there any other sites that were considered or could be considered?

1:18:06Through you madam chair, this site came to us quite quickly and and just prior to the ministry's reversal

1:18:14And and so that became valuable to us because it sped up the process of working with the owners

1:18:20We've looked at several sites and we will continue to look at all sites

1:18:25We've looked at the imico site for instance

1:18:29And that's got its own problems to deal with and I don't know the name of the factory

1:18:34But just down the street. We're talking to owners down the street

1:18:36We are interested in every single site that will accommodate our specificity

1:18:41Our specific requirement is a landowner that will wait two years to get paid

1:18:47And that's what makes our sites hard to find is we don't have the resources

1:18:51We're not a developer or a development consultant that works on behalf of future owners

1:18:55And we have to tie up land for up to two years to allow for the approval process so we can close once the land is approved

1:19:04The question on if we couldn't mitigate would we walk away 100% we'd walk away

1:19:09I'm sorry to to take on someone else's question. I forgot to answer that part of it

1:19:13If we can't mitigate properly, we can't move our clients in. That's what we're paid to do is put them into a proper place to live

1:19:20Sorry, I've jumped from one counselor to the other

1:19:23Does that cover your question counselor?

1:19:26Mr. Debbie, I have a question for you

1:19:30I'm trying to frame it in my mind

1:19:33Your request is

1:19:36Your request is for the zoning change. Is that correct?

1:19:41Our request is to continue. Oh, madame chair. Our request is to uh, continue with the provincial

1:19:49Change to the official plan

1:19:52We will still be doing a rezoning. Okay. That allows high density residential there

1:19:58With with medium density uses as well because we're building townhouses as well as an apartment building because we want to serve families as well

1:20:06People who like apartments. Thank you. So

1:20:09The reason I'm asking is because we've got four delegates

1:20:14who are going to speak to this site

1:20:16And and so we've had a couple conversations already

1:20:19But I hadn't seen until yesterday. I think the the proposal for 20 story building there, right?

1:20:27So I'm trying to stay at the zoning piece

1:20:30And I want to know the decisions today do not necessarily committed us to that

1:20:35Which would be the tallest building in the city, right? So can you just

1:20:39Frame that for me because there's a lot of moving pieces on this one for me

1:20:45Yes, madame chair the moving pieces is what keeps my mind young

1:20:49But but yes, there there's nothing that you're seeing in those drawings that aren't adjustable

1:20:55What we what we have put on is something that's most cost effective working with Kiwi Newton's building system

1:21:02But you're not committing to the 20 stories

1:21:04You're you're you're not you all you're committing to is to continue with the high density residential uses

1:21:11And that we will sit down and work through

1:21:14What makes sense for that site from an economic point of view the 20 stories make sense

1:21:19And the view from up there would be quite spectacular and it's away from all but leaving that aside

1:21:24It's all part of the discussion and 15 stories 10 stories. That's all part of the discussion

1:21:29It's just how do we get people into housing as quickly and as cost effectively as possible

1:21:35Thank you. I just want to I just want us all to be clear on what the decisions are today

1:21:39So there would still be a development application process

1:21:44Should that zoning change?

1:21:46Should the official plan change correct?

1:21:53Okay, and I'll ask I'll ask staff

1:21:58I'll ask staff the next question. Thank you. Oh councillor

1:22:01Downer

1:22:02Thank you. Just one more question then just sort of following up on that

1:22:05Is the density that through you madam chair is the density that you're requesting?

1:22:11What's permittable in the official plan?

1:22:14The official plan that we'll be requesting. Yes, but of of course

1:22:18And and so the the 900 or so units depending on the size of the site is around

1:22:24You know, it's it's looking at 150 200

1:22:28units per hectare and that conforms with our official plan

1:22:32It does you have situations in the high density areas that go up to 250 units per hectare

1:22:38So nothing currently confirms with the official plan because the official plan says employment

1:22:43But within your your official plan across the city. There are situations that have similar densities

1:22:50Okay, so

1:22:53Was the is the official plan that you've been granted?

1:22:57Previously by the province which is now rescinded but

1:23:04Would that have allowed you to go up to 200 or 250 units per acre?

1:23:10Our planner is coming. He will speak to that. Okay. I just it's like comes for work. I just want to be clear what we're approving today

1:23:17We're not approving through through the chair to yourself our planner will be the last speaker

1:23:22So any specific details like that he can he can okay. Thank you very much

1:23:28I don't see any additional questions. Thank you. Thank you very much computer fell asleep. So I know we have another proponent on this site

1:23:37actually

1:23:38Madam chair, it's uh, mr. Ed Newton from the kiwi newton group

1:23:42Excellent

1:23:43So I'd like to ask mr. Ed Newton from kiwi newton group and when he comes up just want to clarify for folks who are listening

1:23:50We're not actually even approving a zoning change

1:23:53We're just commenting on the staff recommendations in the report that goes back to the ministry, right?

1:23:59So and and I know we're all over the place and it feels a lot like a planning meeting

1:24:03This is a weird meeting with a weird situation a strange strange context

1:24:08So we are asking questions all over the place

1:24:10But on this particular property the crux the matter is whether it should remain

1:24:15As the minister changed to a high density residential. Okay. All right. Scott is say it out loud

1:24:22So it's clear in my head. Mr. Newton you have five minutes. Welcome to gulf city council

1:24:26I'll start the clock. You'll hear a chime when you have 30 seconds left

1:24:30You'll hear a second chime and then stay at the podium as I'm certain there will be questions. Thanks

1:24:35Thank you, madam chair and councillors

1:24:38Thanks for having me this afternoon to speak

1:24:41I'm edwin newton. I'm the president of the kiwi newton construction group located here in gualph

1:24:48We are the local construction company and our business is all building

1:24:53We're a local industrial commercial institutional builder here in gualph

1:24:58We're the only one of our kind actually in canada that design our buildings using systematic designs

1:25:05We call them system buildings and we build all of the main structural and architectural components of concrete and steel

1:25:11in our manufacturing shops in gualph

1:25:14And we use erectors to build our buildings

1:25:17In 2020 we built a new addition in gualph and in 2021

1:25:22We completed the renovation of our existing precast plant and commissioned a lot of

1:25:27New state of the art equipment in our new addition and in the existing precast plant

1:25:32Together this new setup

1:25:34Paves the way for building many low cost houses

1:25:37We have a new system. We've piloted across three small buildings already and are proving out how energy efficient

1:25:45Our cost effective and comfortable our new building system is for apartment buildings

1:25:50Our system is a panelized cranky building system called the kiwi condo system

1:25:55Since prior and during COVID-19 we saw construction pricing soar out of hand

1:26:01Prices of construction for complete buildings including design work

1:26:05Are up to 400 plus per square foot now in the toronto region for non combustible type buildings

1:26:12Here in gualph and waterloo

1:26:14Most developers would have to earmark perhaps 330 to 350 dollars a square foot to build the multi residential high-rise buildings

1:26:23We have interested parties such as home opportunities represented here today by

1:26:28CEO michael abay and john farley

1:26:32And we're planning to partner with

1:26:35With them they're going to partner with newton group and have us develop the low cost housing buildings

1:26:40In gualph while providing the low cost housing. We will also bring high quality housing

1:26:46Durable housing quiet comfortable buildings. These are very energy efficient buildings. They're designed for tomorrows low carbon world

1:26:55Our method of saving energy begins with the great passive building envelope

1:27:00Nothing can beat a concrete exterior wall structure with thick insulation on on the exterior of the concrete covered by facade elements

1:27:08Our buildings are all thermally broken and capable all day of being 30 less energy up to 70 less energy than a 2015 building code building

1:27:19We bring the cost solution

1:27:22To make mike's option for homes plan work

1:27:25We can deliver these houses to working families on salaries of like 35 000 a year up to 90 000 a year salary type people

1:27:33Now we have a golden opportunity to start right here with 960 homes for gualph

1:27:39Our plan is located on 280 clear road

1:27:43The price is right at about half of what a unit costs at present. That's about what people can get into these places for

1:27:50Under mike's financing plan

1:27:54We plan to ramp up our production firstly to supply gualph with a thousand homes

1:27:58Then we will reach out into other regions and keep supplying them at a rate of a million square feet a year from gualph once we ramp up fully

1:28:06We stand in support of keeping 280 clear road as currently zoned into high as high density residential

1:28:13Let's leave it approved so we can get on and work on plans and site site approvals for this site

1:28:20If this land is taken off the approved list and sent back to rezoning

1:28:25It'll take many years to be approved and it may never get approved and this and and maybe it'll never have houses on it

1:28:34We have a we have a chance to put it, you know, there is a chance that could be put back to industrial

1:28:40Although there is a factor near the site. There is also a high school on the nearest boundary

1:28:45What better place to put many homes than beside a high school?

1:28:49Mayor and council have a chance today

1:28:51To make a difference and be part of the perfect storm. Why is this a perfect storm?

1:28:56It's the perfect storm because this approved high density residential land at 280 clear road has been purchased by home opportunities

1:29:04A non-profit entity highly experienced at financing and building many low cost homes since the 70s

1:29:12We have the land. We have the low cost formula. We have the landowner on site

1:29:16We have the capacity to build it and beat today's high pricing

1:29:19We have the serious need for employment lands here in gualph

1:29:23Guelph cannot grow without housing guelph needs employees to run factories and growth

1:29:27Today all that has to be done to maintain the approval of this land as high density

1:29:32And this is the last piece of the puzzle puzzle. Then it's approval time of the site plan and buildings. That's all we have to do

1:29:39Nail that timing

1:29:41All right, mr. Newton stay where you are. Please. I'm sure there are questions

1:29:45Okay, I'm looking up at the screen

1:29:47I see councillor Chew has a question. Why don't you start it us off councillor Chew?

1:29:53Thank you, madam chair do the dole again. I'm going to ask the same question again. Um, just

1:29:58To get gain your insight as well from your lived experience

1:30:04Yeah, why would it be worth the chance to

1:30:08shift away from the provincially significant employment designation?

1:30:13you

1:30:14and just a little bit of context you talked about how

1:30:18There's no certainty that this project is going to be viable

1:30:21But you might as well explore through the process and you're willing to commit through that process process of rezoning a site plan

1:30:28Just to see if there's any financial viability

1:30:30so

1:30:35Madam chair through you

1:30:38I think you just want me to comment on the viability of this land perhaps as a as an industrial

1:30:44entity

1:30:45It doesn't look attractive say for for a factory as a parcel because it's

1:30:50fairly very narrow actually at the north and the end of the property

1:30:54So it's sort of render that part of the property not very useful. So someone buying this land as industrial land would find it

1:31:01rather expensive and unshapely for efficient

1:31:05industrial development

1:31:07and uh, I'm not sure what commercial business would survive that well there but uh

1:31:13It just doesn't seem to lend itself well anyway for the industrial uses

1:31:19Thank you so much

1:31:22Okay, uh, councillor Allt

1:31:24Thank you, madam chair and through you to mr. Newton and I

1:31:27I apologize in some senses for the question because as as councillor roark the chair identified

1:31:33This is a very unusual process that we're going through as a consequence of what's happened with our official plan

1:31:40so it's an energy efficiency question and

1:31:44Everything that I've been reading recently

1:31:46suggests that any building over 10 stories is significantly energy less efficient than anything below 10 stories

1:31:54anywhere from 60 to 140 percent and particularly those buildings that we now see that are

1:32:00virtually clad in glass

1:32:02um, I appreciate what you're saying about uh, the prefab nature of the buildings and how you're reducing building costs

1:32:08But that is a concern for me. So I've got the opportunity to ask it. So I'm going to ask it

1:32:14Yes, madam chair through you. Um, yes, sir, um the

1:32:19the buildings of glass are very inefficient and uh,

1:32:23That's the type of building, you know, that statement may have come from, you know

1:32:27Say buildings that they're building in toronto for example where they have

1:32:31The buildings are designed with uh sheer walls generally of of concrete often

1:32:36For the for the structure and then the outside is just infilled pretty much with glass or a or a spandrel system

1:32:42So it's sort of a derivative of the glass really where they have some panels that are just blocked off with aluminum and some insulation in them

1:32:50And generally those sort of walls, you know

1:32:53Nowadays they might be getting better at it. They might be sort of r4 or 5

1:32:57But a lot of them are only r2 or 3 in r value

1:33:00Um, what we're out type of building is a it's a cranky wall. So the outside of the building we do it differently

1:33:06We actually build

1:33:07The surrounding walls around the building are of concrete

1:33:11Cronk, we walls generally with punched windows and say if there was a balcony or a Juliet balcony

1:33:16There may be a door or sliding door there that would go to the ground the rest of the windows might be up off the ground

1:33:22two three feet

1:33:23Whatever depending on the architectural design, but generally it's a it's a cranky wall building with all of the insulation on the outside of that

1:33:31Cronkic so if we put r25 on the outside of that cranky we have an r25 wall

1:33:37There's no testing needed to figure that out. It is an r25 mass cranky wall

1:33:42And then the windows so then then it comes down to help the window

1:33:46I'm gonna stop you there because we are way into the weeds of of cladding, etc. And construction

1:33:52Um, but I allowed some leeway because you you said that there would be some energy efficiency on the building

1:33:59But we are you know, we're way over into

1:34:02beyond even site plans. So

1:34:04And as a point of privilege, thank you, madam chair for indulging me. This is just such a weird process that

1:34:10It almost anything goes. Thank you very much

1:34:13Thank you. Mr. Newton. I actually have a couple questions

1:34:17So I'm I am confused as to the sequence of events in terms of the acquisition of the lot and the the conversion

1:34:27from the minister so

1:34:29so

1:34:30one question is

1:34:34Are there other because there's so many questions around this lot

1:34:38That you know, the neighboring industrial sites haven't had a chance to comment

1:34:42Um, the province would have to decide if that's in provincially significant employment lands like that's not that's not our criteria

1:34:49Are there other lots where?

1:34:52This or a similar project could take place while this piece got sorted out. So I you know, the whole process is uh

1:35:01opaque

1:35:03And confusing. So can you help me understand why this lot that seems complex and narrow and not ideal

1:35:10And not another lot. Yeah, thank you. That's a good question

1:35:13and and uh, that's sort of reason why I label it the perfect storm because

1:35:17This site is the only one that that I know of like I've been we've been pricing work now

1:35:23For about three or four years to build these condos

1:35:26We built our plant. We still haven't got any work condo wise

1:35:30And most of the reason being is one of them the main housing market has crashed

1:35:35A formal normal housing condos are not getting developed right now

1:35:39That's why there's 6 000 probably in guave waiting to be built or whatever

1:35:43It's because the developers and their proformers are just not working

1:35:47Because the cost of the construction and all the costs they've got piled up in front of them already

1:35:51And what they want to make and everything else. It's just not working

1:35:54So they just have to wait for something to change and in the meantime

1:35:58You know, we've been getting a lot of calls and a lot of interest from many many

1:36:02rental developers and low cost housing because that's the only market right now and

1:36:07Generally apart from single family homes that can really get going

1:36:11And but there's no properties

1:36:13Everyone every job we've priced in the last three or four years is tied up in zoning

1:36:18There is not one that we know of that is zoned yet

1:36:22Everything is a year or three away. So I mean right now

1:36:27The golden opportunity because this one was already approved. It's already been through the process somewhat

1:36:32Maybe not perfectly well, but it's been through one

1:36:36And it's already approved. So

1:36:38I'm recommending you don't unapprove it. You just let it be

1:36:43That's my suggestion to save time. Okay

1:36:47Um, so I just have a follow-up question to that

1:36:51We know that if the first of all, we know we need

1:36:55Industrial and commercial land, but we know that when industrial and commercial land has a zoning change to residential

1:37:02particularly high density the value of that land goes up

1:37:06So what assurances does a council have?

1:37:08That that that land won't be flipped

1:37:11Or that this will be the project built there. So these are some of my concerns

1:37:16Um sitting here with the information I have today

1:37:18I'm sure that Mr. Mike LeBae could speak to that more than I but

1:37:25That's the whole thing

1:37:27We think that may be based upon the fact that it's going to be low cost housing that perhaps

1:37:33Council might say let's let it happen and we understand that the owner

1:37:38Is is the whole deal is based upon that that's it's hinging on that

1:37:43So it won't be some other kind of housing

1:37:47I will ask that question to staff. Um, okay, and Mr. LeBae, I know you want to come and answer that question

1:37:52But that's not how it works because your delegation's over

1:37:56Okay, I have one last question for you. Perhaps perhaps it's best asked to mr. Handy who's coming up next but

1:38:02Why not just let the province decide whether those are provincially significant employment lands or not?

1:38:09It's their process. It's their definition

1:38:11Is that a question for me?

1:38:15As far as I know they've already decided it's rezoned into high density residential

1:38:21Well, I'll ask the question to to mr. Handy. Thanks. That's it for me. I see councillor downer has us up

1:38:27Mr. Newton if you'd come back councillor downer has a question. Yeah through you miss

1:38:31Um, madam chair. So I just I've heard. Um, I just want to

1:38:35Clarify you may have miss spoke mr. Mute mr. Newton, but you do understand this property even if we change it. It's not

1:38:43Zoned it's got an official plan is an amendment the zoning application would still have to come in

1:38:50Yeah, yeah, we understand there's more to do but it is that's an application for zoning

1:38:55Yes, yeah, so you're getting what the province gave you was an official plan designation, right? Okay. That's a good step though

1:39:02We see yeah, I understand that I just want to make sure you understood. Yes. I understand that. Thank you. Thank you

1:39:11Uh, Jeremiah Vanderland also from my kiwi newton group

1:39:20So you have five minutes sir. You'll hear the chime when you have 30 seconds remaining in a second chime

1:39:26When your five minutes are up, please stay at the podium. I'm certain there will be questions from council

1:39:31Okay, good afternoon. Uh, and thank you for having me here today counselors. My name's Jim. I'm standing in for

1:39:39Jeremiah, um, I'm president and chief operating officer at linemar

1:39:42And I'm here also to underscore the importance of affordable housing

1:39:47To track retain and to be able to expand our operations here

1:39:51And really have a local living workforce of affordable housing first and foremost at linemar

1:39:56We do support the initiative an innovative concept that uh, mike john and ed have highlighted

1:40:02Couple background information why i'm here is back in the 80s and 90s

1:40:07You guys may have remember a group that was called the friends of guelph the folks were

1:40:11Ken hamill bob ireland john wood charlie bird phil greenway dug gansby bill hammond

1:40:17Grant ford hugh guthrie and bill weingard

1:40:20The purpose they were here was to help the community and advocate for things that are needed in the community

1:40:27And earlier this year mike saligo at our wdi he pulled a few of us together

1:40:32Based on the idea to also help out guelph these were people that live in guelph

1:40:36That work here and want to support it and we reminisced about the friends of guelph and we declared ourselves as the friends of guelph 2.0

1:40:44First objective was to state our purpose which we wanted to

1:40:48Do simply to make wealth better

1:40:51And we pretty uh, we were pretty pleased with that and then we thought you know, we need to add a word

1:40:55So we added the word fast to make wealth better fast

1:41:00So with that in mind we discussed the topics that are critical to the community and we kept circling back to this housing crisis

1:41:06In guelph that we all are really uh well aware of so we started to connect in the community

1:41:12And quickly found out many groups are discussing and looking at this to get engaged to help the challenge

1:41:18I was granted a meeting with our mayor to get his perspective on the friends of guelph 2.0 to advocate the issue

1:41:25Before his worship even sat down he commented on the severity

1:41:29Of the housing crisis homelessness affordability and the impact on our community

1:41:33Clearly top of his mind and something that requires significant fast action from individuals companies developers

1:41:40Builders the city other levels of government the organizations like the chamber habitat for humanity

1:41:46Last week we had a follow-up meeting with the friends of guelph 2.0

1:41:50And others that have been actively working to solve the challenges

1:41:53We had the united way there the chamber kiwi home opportunities the habitat for humanity

1:41:59The university of guelph the hope house is worship mayor guthrie

1:42:02CAO scott stewart and a couple other business leaders our goal collectively is to get behind

1:42:08And solve the housing crisis at every level of the spectrum

1:42:12Clearly that's needed and the group honed in on affordable housing as the key issue

1:42:17Basically looking at supporting large-scale

1:42:20projects that can provide expansion

1:42:22Using technologies at the right housing cost to provide access to individuals and families to live locally so employers

1:42:29Like linamar like denzo like rwdi vi can attract and retain talent

1:42:35To me this type of development of a thousand affordable home ownership units versus a factory or manufacturing facility on that

1:42:42Stipe is the first step. It doesn't require grants doesn't burden the city nor taxpayers in any way

1:42:48It works because adds innovative technology and it's cost effective

1:42:53At linamar. This is a very important issue for us. We have 9774 employees in guelph

1:43:00Many do not live locally. They can't afford to live here

1:43:04They need to drive in from surrounding areas up to 90 minutes at times

1:43:08We all know the challenges of the labor gap and the competition for labor is at an all-time high

1:43:14It's critical to have your teammates

1:43:16Locally if you're paying a competitive rate above a 75th percentile which we are and your teammates still can't afford to be

1:43:24Local the system doesn't work the math doesn't work and people will eventually have to do something else

1:43:29As I said, we have approximately 10,000 employees in guelph and a couple of the key drivers for them

1:43:35Turning over our commuting and affordability locally. By the way, I also don't know if the fact is correct

1:43:42But the habitat of humanity last build I believe was about 25 units

1:43:47And that supported 10 linamar families that will now be in our community to stay

1:43:52Live and thrive so that system can work

1:43:55Two slides that resonated me with the meeting that we had with the friends of guelph 2.0 and the others

1:44:00One was from ryan deska from habitat from humanity

1:44:04Was a question. What is possible if we all pull in the same direction?

1:44:08The second slide was from mike soligo and a quote from albert einstein

1:44:12We can't solve problems by using the same kind of thinking we used when we created them

1:44:18When you're in a crisis

1:44:20You know, which we are in a crisis. I think these two sayings are exactly

1:44:24What's needed from all of us which is supporting and kicking off a thousand of these affordable units as a start

1:44:30Thanks. Thank you. Mr. Gerald

1:44:33Look at that. Good timing

1:44:35You're pro

1:44:38Sir, you did introduce yourself at the beginning, but some of the members of council didn't catch it

1:44:42Would you mind just repeating your name and your title? Yes, Jim Gerald president chief operating officer linamar

1:44:48Wonderful. Thank you. Are there any questions for mr. Gerald?

1:44:53I have a few

1:44:55all right

1:44:56That never happens terrific. Mr. Gerald. I'm curious

1:44:59You said that linamar is supporting the initiative initiative and I'm wondering what that looks like

1:45:06You're here to delegate on behalf of it. You have you know, uh, you're contributing funding. What does that support look like?

1:45:13Really, I'm here

1:45:15To support the linamar families that need affordable homes in wealth so that they can live here locally

1:45:22And come to work here and drive don't have to drive 90 minutes to come here from surrounding areas

1:45:28And really the key to us is today we have a I would say we pay a 75th percentile or above that to our workers

1:45:36And simply they can't afford to be here

1:45:38And so affordable housing is a huge issue for us to attract and retain

1:45:44Employees that stay and I all I'm a big believer in teams being local and being here to support the community

1:45:52Thank you. I appreciate that

1:45:54Any other questions?

1:45:57No, well since you're here. Oh councillor Chew

1:46:04Thank you, madam chair. This is going to be very brief

1:46:06Can you just share of some of the recent work in collaboration that you have with ryan desta and habitat for humanity?

1:46:15um, we

1:46:17again as I mentioned earlier through the

1:46:20Chair sorry about that. I haven't recognized that

1:46:23through to the chair to the counselor

1:46:26ryan came to our meeting last week

1:46:28Um in regards to this idea all of us getting together on the same page

1:46:34To try and attack

1:46:36This affordable housing issue together because many of these different groups habitat united way the chamber friends of wealth 2.0

1:46:45Many people are trying to go down different paths and we thought it together to get everybody on the same page

1:46:50and see if we can have a common interest and when

1:46:54When john was there he presented his perspective when we thought hey, this is a great new thing to get behind to support

1:47:01As a first step. I mean we think that there's going to be more of this to happen with this collaboration

1:47:07Thank you so much

1:47:09Well, okay. Thank you. Um, mr. Gerald. I have a second question for you and it's you know

1:47:15Clearly lindemar has a lot of factories so at first I was going to say thanks for being one of the city's largest employers

1:47:20And it's critically important. I think it's the largest employer in the city

1:47:24So we appreciate that and the the innovation that you bring to wealth and all the things that you support

1:47:28So we're aware of that and we appreciate it

1:47:31um

1:47:31As a an industrialist

1:47:34I'll say and that friends of golf 2.0 with that original list lots of folks like like ken hamill, right came from a lot

1:47:39Lots of uh industry

1:47:42um

1:47:44If you were adjacent to an industrial parcel

1:47:47Would you not want an opportunity to at least have input into the zoning change?

1:47:53And i'm thinking of denzel and tim hortons who are adjacent to the land

1:47:57We have information in our in our documents that say we know denzel wants to expand

1:48:02And I don't know if they want to expand on this land or that if denzel expands it limits your ability to do what you want to do

1:48:08on this land

1:48:09So i'm just wondering what is your ideal process as as a huge business with lots of factories

1:48:17And if you put on your linimar hat, what would the consultation be that you would expect?

1:48:24Uh through you madam chair of to yourself. Uh, I would want the consultation

1:48:28I mean, we would have to sit down and go through very, you know, clearly what what's the objective?

1:48:34I mean thinking about the affordable housing issue. I'm sure denzel has the exact same issue

1:48:39I'm sure tim hortons has the exact same issue, right? So

1:48:43collectively collaborating with them is the right thing to do

1:48:47And I mean, I've seen this property

1:48:49I would not want to put a manufacturing plant on that property for what we do at linimar can't speak really

1:48:54Clearly for denzel. I have a bit of background of what denzel does

1:48:57I certainly know what tim hortons does, but I know what our processing would not be

1:49:03Right to go on there, but I agree with you. You got to we got to sit down and obviously

1:49:07Collaborate and I would want that right as well

1:49:10Okay, thanks very much. I'm just scanning. I don't see any more questions. Thanks very much for your time today

1:49:16Our next delegate is Hugh handi of gsp group

1:49:25Welcome, mr. Handi. You're gonna introduce yourself. We've met already and I'm gonna