Statutory Public Meeting Report regarding proposed Official Plan and Zoning By-law Amendment applications (File OZS24-010) submitted by Strik Baldinelli Moniz Ltd. on behalf of the owner… be received

5:06the proposed official plan and zoning bylaw amendment file.

5:11We're gonna have a presentation from Ryan Mallory,

5:14and then we do have one delegation that's signed up,

5:17but because this is the first time

5:19getting the council chambers,

5:20there's also an opportunity if anyone else wants to voice

5:23their opinion, if need be.

5:25But we're gonna turn it over to Ryan

5:27for kind of setting the stage here, what's before us.

5:31So I'll turn it over to you, thank you.

5:36Thank you, Mayor Guthrie.

5:38Good evening, members of city council,

5:40staff and members of the public.

5:42The city has received an application

5:44for an official plan amendment and zoning bylaw amendment

5:47from SBM Limited on behalf of Habitat for Humanity,

5:50Guelph, Wellington.

5:52The applications are to resume the properties known

5:54municipally as 303, 309 and 317 Speedvale Avenue East

6:00to permit the establishment of a six story, 48 unit,

6:03multiple residential apartment building.

6:05Today's meeting is the statutory public meeting

6:07required under the planning act

6:09and no decisions will be made on the application today.

6:16The subject site is a 0.26 hector lot

6:21located on the south side of Speedvale Avenue East

6:23at the corner of Manhattan Court.

6:25The properties currently contain a single detached dwelling

6:28and a two story office building.

6:35The subject property is currently designated

6:38low density residential in the official plan.

6:41The low density residential designation permits a density

6:43of up to 60 units per hector

6:45and three stories on an integral road

6:47such as Speedvale Avenue East.

6:53The applicant is requesting to change the designation

6:56to a site specific high density residential designation.

6:59This would permit a maximum net density

7:01of 200 units per hector and up to six stories.

7:09The subject lands are currently zoned

7:11low density residential one in the 2023 zoning bylaw

7:16shown here and the commercial property is zoned

7:21community commercial five specialized.

7:32The applicant is requested to change the zoning

7:34of the subject lands from the current RL one

7:38and CC dash five zones to a site specific

7:41high density residential seven RH seven zone.

7:45The zoning amendment is required to the comprehensive

7:47zoning bylaw to facilitate the proposed development.

7:57A large number of specialized regulations

7:59have been requested in the applications.

8:01These include increased maximum density

8:03to 200 units per hector, reduced the minimum front yard

8:07to 2.3 meters, reduced the minimum landscape open space

8:10to 2.9, sorry, 29.2%, reduced the minimum buffer strips

8:17for the interior rear yard and exterior yard,

8:21limit the maximum building height to six stories,

8:25allow an angular plane of 50 degrees

8:27from the center line of the right of way,

8:29allow a maximum angular plane from the interior side yard,

8:34reduce the minimum off street parking count to 48 units,

8:37support correction, sorry, 48 spaces,

8:40reduce the minimum visitor parking count to three spaces,

8:43reduce the minimum barrier free parking count to two spaces,

8:46reduce the minimum electric vehicle count to six spaces,

8:50reduce the minimum designated electric vehicle parking count

8:54to 42 spaces, allow parking within the driveway site line

8:58and reduce the parking setback from a lot line

9:01being the Manhattan court frontage to zero meters.

9:13The applicant is proposing the six story 48 unit

9:15residential apartment building,

9:17the existing commercial building and single detached home

9:19are proposed to be replaced with the apartment

9:22to the front of the site facing Speedvale Avenue.

9:25The parking is to the rear of the building

9:26when viewed from Speedvale Avenue

9:28and will be accessed from Manhattan court.

9:30A portion of the parking area will be closer

9:32to Manhattan court than the wall of the building.

9:35The many areas are provided on the east

9:37and west sides of the building,

9:39reductions for setback parking,

9:41building height landscaping,

9:42buffer strips have been requested as noted earlier,

9:46increases to the density and angular plane

9:47have also been requested.

9:49A future multi-use pathway along Speedvale Avenue east

9:52is to be constructed along the frontage of the property.

10:02Staff's review of this application

10:04will include evaluation of the proposals,

10:05conformity and consistency

10:07to the 2020 provincial policy statement

10:10and the growth plan for the greater Golden Horseshoe,

10:12evaluations of proposals conformity with the official plan,

10:16review of the proposed zoning

10:17and review of supporting documents

10:19submitted with the development application.

10:22As of this afternoon,

10:23written submissions from the public have been received

10:25regarding the proposed application.

10:31For more information,

10:33the public may contact planning at qualve.ca.

10:38Thank you very much

10:39and I'd be happy to answer any questions or comments.

10:43Great, thank you, Ryan.

10:45What we're gonna do is we have a delegation.

10:46So yeah, you can take a seat

10:47and we have one delegation

10:51that has come in advance to sign up.

10:53Sarah Reynolds is gonna be joining us by telephone.

10:57And Sarah, it's Mayor Guthrie.

10:58Can you hear me okay?

11:01Yes, I can.

11:02Okay, you're coming through very clearly as well.

11:04So thank you very much for joining us.

11:06You have no more than 10 minutes, just so you know.

11:10If you need the whole 10 minutes,

11:11that's your prerogative, you can use it.

11:13You will hear a chime at the nine minute and 30 second mark.

11:19That is your 30 second warning,

11:22saying your 10 minutes is almost up.

11:24And then if you could just not get to 10 minutes,

11:27that'd be great, because I hate interrupting people.

11:30And then stick around whenever you're done,

11:33just in case there's a follow up question for you, okay?

11:36Sure.

11:37Okay, turn it over to you.

11:38You go ahead.

11:40Great, thank you so much.

11:41I did submit a number of comments for the file as well.

11:44I'm not gonna speak to all of the points that I did,

11:47but I would like to ask why the proposal

11:50is even being considered when there are 14 bylaw amendments.

11:54These are major amendments.

11:56They affect health, safety and environmental items.

12:00In our opinion, the building obviously does not fit

12:03in this lot.

12:04It's zoned for only a certain number of units

12:09and they're asking for three times what the current zoning is.

12:13Parking should be 65 spaces

12:15and there's not sufficient spaces within the lot.

12:18There's also no parking at all on Speedville,

12:21with it being a four lane road or Manhattan,

12:26because it's a court with the fire hydrant.

12:29So there's no parking for off flow of that building

12:32when there's not sufficient spaces.

12:35Even at 48 spaces, they're requesting sight lines

12:38and setback amendments.

12:40This is reducing sight lines from the parking lot

12:42and someone is going to get hit on that street.

12:47Waste water runoff, sewage infrastructure

12:49is insufficient right now.

12:51The city of Guelph needs to fix

12:53and so far has ignored for years

12:56the issue with flooding on Metcalfe Street.

12:59When the top of Speedville from NYTWD Stevenson was redone,

13:02the piping that was done

13:05between the sizing of Speedville,

13:09NYTWD Stevenson down toward Metcalfe Street,

13:13Metcalfe Street floods.

13:15It's happened major flooding at least five times

13:18since I've lived there in the past 20 years.

13:21Residents can no longer get insurance

13:22for wastewater damages

13:23because of the infrastructure failures that Guelph knows exists.

13:29Derek Buck, who's the stormwater supervisor,

13:31attended the last flood,

13:32which was on June 19th of this year.

13:36There's been lots of documentation with the city of Guelph

13:39with a number of the residents on Metcalfe Street

13:41about the flooding.

13:43I know that this building is proposing

13:45to have holding tanks.

13:46They will not be sufficient.

13:48Those still need to drain, which will flood our homes.

13:51It only slows it down, those holding tanks.

13:53It doesn't actually stop the water.

13:55It's not held forever.

13:57So my question is when Metcalfe's next,

14:01who's going to take responsibility

14:02for the added burden of this proposed new bill?

14:06We have a number of documents of the events

14:09that have happened since 2008,

14:10since that infrastructure change.

14:13We have pictures that I'm happy to provide the committee

14:15of people, the flooding was so bad,

14:17we had neighbors canoeing down the street.

14:22I would like to know how the safety and protection

14:24of the two homes that are directly adjacent

14:26to the parking lot are going to be protected.

14:30There's a responsibility to ensure no vehicles

14:32can enter either property at all

14:35and that the environmental impact

14:37has been reviewed and addressed.

14:39I believe in a retaining wall needs to be significant enough

14:42to withstand the vehicle moving at the posted speed

14:45in that lot and should be in place for safety.

14:48The retaining wall should also ensure water runoff

14:50does not affect the current homes

14:52and anything used on that lot,

14:54the various chemicals and whatnot for people safety

14:57and the vehicle containment stay on that property.

15:01When this proposal began,

15:02there was not an accessory building.

15:05There is now an accessory building in the,

15:08I'm gonna say this wrong,

15:09but the southwest corner of that parking lot

15:15that is literally two feet from the lot line,

15:18they're asking for amendments to the buffer zone

15:22and that house is right on that parking lot.

15:26It wasn't there before the council decided

15:28to allow the accessory buildings

15:30and this particular neighbor that's next to me

15:33did build an accessory building at the back of his lot

15:36and he made out the concern.

15:38I'm concerned about my property and his.

15:42The adding of this high density just doesn't make sense.

15:46In our two block radius, there are 13 three-story buildings.

15:51A six-story does not fit in the community

15:53nor on this lot specifically.

15:57In a recent paper write up,

15:58the Mississauga Councillor commented on the Mississauga

16:02bill that chalkwell close in the Clarkson-Lawren Park area.

16:07And I quote, he said,

16:08we are in a housing crisis.

16:10We do need to build more housing.

16:11That doesn't mean that we should build everything

16:13everywhere without any regard.

16:15This bill itself that in Mississauga was requesting

16:19a lot of changes, which included narrow, narrow,

16:22narrow were, sorry, sidewalks, smaller step backs

16:26and landscape offers from the areas existing homes

16:29than what was currently allowed

16:31and their city planners rejected the project.

16:34I just feel like this project is too big

16:38for the lot that they're trying to squeeze it on

16:40and the risk to the residents homes is too severe

16:45in my opinion to have this built at the height it is.

16:49If it was three stories or even two three-story buildings

16:53to fit on that lot with the accurate parking

16:55and the protection for the homes around it, then so be it.

16:58But the size and what they're asking for

17:00with 14 bylaw amendments is just a major concern.

17:05So that's all I had to say.

17:07Thank you for your time.

17:08I appreciate being able to bring my comments and concerns.

17:11I know a number of our neighbors kind of asked us

17:15to be the voice because of other issues

17:19in their own lives that have gone on.

17:22So I guess it's probably just me that's talking.

17:25So that's all I have to say.

17:28Well, thank you very much, Sarah,

17:29for joining us in your presentation.

17:32And is there a requirement of any of my colleagues

17:34to ask a question to the delegate?

17:37No, I don't see any.

17:38So again, thank you for your time.

17:44Okay, so at this time, I'm gonna ask to see

17:48if there's anybody else that would like to be able

17:50to speak to this matter.

17:52And I'll look here in the room first

17:54if there's anyone that would like to speak to this.

17:58Okay, we have one person here.

18:01And just have a seat for a moment, both of you,

18:04because I gotta yell out the phone number

18:06just in case someone wants to call in as well.

18:08So it's 519-837-5603.

18:13Again, that's 519-837-5603.

18:15And we're gonna take about a three to five minute

18:18sort of pause for a moment just to see

18:19if somebody wants to call in.

18:21And then when that's done, we'll determine

18:23if there's anyone else that wants to speak to this matter.

18:24So just give us a few moments, thank you.

20:16Okay, the clerks have identified

20:18that nobody has called in on this matter.

20:21So thank you, we do have,

20:23I saw a couple hands go up here.

20:25Are you guys gonna come together or separately?

20:29Together?

20:31Okay, why don't you both come on up?

20:33And if you could just please state your name

20:35for the record, the two of you.

20:39Look, Ryan, many of us recognize you.

20:42We know that you're from Habitat for Humanity.

20:45I'm sorry, I don't know the other gentleman,

20:46but if you could both state your full name for us, please.

20:50So Ryan Deska, Habitat for Humanity.

20:53Yes, and?

20:54Nick Dijek, the agent and planner from SBM.

20:58Okay, all right, thank you, welcome.

20:59All right, so I will do a combined

21:01no more than 10 minutes then.

21:03And then if there's any questions, please just stick around,

21:05okay, so the clock will start for you, Ryan, go right ahead.

21:08Excellent, thank you for, thank you, Mr. Mayor,

21:11counselors and staff here in the room today.

21:14We really appreciate the time to present

21:16our Speedvale project to you today

21:19and for considering our proposal

21:21for the 48 new homes bringing to Guelph.

21:25At Habitat for Humanity, as many of you are aware we work,

21:29our days are spent looking at how we can bring,

21:33create new pathways to affordable home ownership in the city.

21:38And we would be the first to claim

21:40we're not the sole solution to affordable housing,

21:44but we are an active builder that is looking

21:48to share the opportunities and create partnerships

21:52along the housing continuum.

21:55So what we have here today is a building

21:58that represents an opportunity

22:00for a number of housing solutions here in the community.

22:04We are looking to create, bring new housing starts online

22:09in the city, in contribution to provincial targets

22:12for the city, but also in pursuit of meaningful impact

22:19on affordability for the constituents of Guelph.

22:25On home ownership, we do believe

22:27that it plays a vital role here in the community.

22:31Affordable home ownership provides a stable

22:33and secure housing situation without fear

22:36of renovation or rent hikes with affordable monthly payments

22:41and an opportunity for our families to build wealth

22:45and through equity and appreciation in their homes.

22:47Something we're all trying to do.

22:49This provides a safety net for the families

22:53and it provides a stable foundation for the families.

22:57Over the past 30 years, we've brought over close to 50 units

23:03online in Guelph and Wellington County

23:05and many successful and thriving families have come through.

23:09So we believe in balanced communities.

23:12We have a proven track record of creating bridges

23:15across the housing continuum

23:17and this project is an example of that.

23:21We've spoken to, just as a quick note,

23:25I appreciate the comments from the neighbors

23:27and we're certainly committed to working with planning staff

23:31to finding solutions.

23:33We've recently also spoken to Dominica McPherson

23:36from the Guelph and Wellington Task Force

23:38for poverty elimination.

23:40Dominica is working with us on some housing advocacy projects

23:44that we have coming up with local youth in the community.

23:47And she mentioned that, and I'm sure you're aware of this

23:50in your roles here, that often we don't hear from folks

23:54who are in favor of a project.

23:56There was recently an article in Guelph Today

23:59entitled Public Ask to Weigh In on Habitat

24:02for Humanity 48 Unit Development Plan.

24:06And I just wanted to read a few of the comments

24:08from folks who are contributing online.

24:11Thank you Habitat for delivering exactly what Guelph needs.

24:14I'm all for it.

24:16It's a good spot.

24:16It's close to school, shopping, transit, a park, the hospital.

24:21Pretty straightforward, get it started.

24:24Can't see reasonable grounds for opposition.

24:26Multiple occupancy properties on both sides

24:28of Speedville nearby.

24:29Entity school, transit, access, A+,

24:32fingers crossed the stars align for this project.

24:37Now this is what we need,

24:39not tiny houses, wartime housing,

24:40or other substandard solutions, be bold.

24:44These are just a few of the comments.

24:46We're encouraged by the reaction that we get

24:48from the public, not just in these venues,

24:52but in some of the forums that we have throughout the community.

24:55And again, I would say we look forward to working with you all

25:00to bring a successful and viable project forward.

25:03Thank you.

25:08Thank you, Ryan.

25:11I just wanted to touch base on a few things.

25:13Mr. Mallory already went over the details,

25:16so I won't go over the project in too much thoroughness,

25:21but I just want to publicly commend Habitat for the vision.

25:25For bringing a set like this,

25:26intensification in the city is difficult.

25:28It is challenging, we are aware.

25:30Multiple kind of perspectives need to be balanced

25:33and kind of fit within the mold.

25:36We're running out of large sites,

25:38we're running out of greenfield development,

25:39so it is important for communities

25:41to embrace intensification where we can

25:44and find ways to think innovatively

25:47and kind of make these projects come to fruition.

25:50So I do want to say that they've done a great job

25:53in kind of identifying the site as a potential location.

25:55We do think this is a great opportunity.

25:57As you mentioned, there's a number of check boxes

26:00being ticked off with this location

26:02as great access to transit, walkability to parks,

26:07grocery shopping, a bunch of restaurants, grass stations.

26:11So there's like, I think there's three different schools

26:13within 400 meters of the site,

26:15so it is a good location for families.

26:17So we think from a planning perspective,

26:19it warrants the full review and positive feedback

26:24to make this application come to its approval shortly.

26:29So I did want to mention that,

26:30I did want to thank staff as well.

26:32We've been talking with them for over a year now

26:34on this development application.

26:36We initially came in with a much dense,

26:38more higher kind of built form

26:40and we kind of beaten it up and shrunk it down

26:44and flattened it out.

26:45So it's still alive and well,

26:47but we've had some significant changes

26:50to make it more accommodative

26:52and dating to the surrounding neighbors.

26:54Reduce the height.

26:55We've taken away access and underground parking

26:57to make it work on the site

26:59and still be a feasible, practical project.

27:02So Habitat and the staff

27:04have been doing a great job in designing the site.

27:06So from a policy perspective,

27:08I'm here to support and kind of provide any feedback

27:11and answer questions to you.

27:13A number of technical studies have been provided

27:15in terms of servicing, feasibility.

27:18Stormwater's been looked at.

27:20Obviously planning and design, noise, wind, shadow analysis.

27:25So if you have any questions, please let me know

27:27and I'll leave it at that for now.

27:29Thank you.

27:30Well, thank you to you both then.

27:32And let me just ask my colleagues

27:34if there's any questions as a follow-up

27:35on this application.

27:37Yes, I'll start with Councillor Boussatill

27:40and then Councillor O'Rourke, please.

27:42Thank you very much to the delegation.

27:44Thank you for the materials as well.

27:46I just wasn't clear the 48 units.

27:49Are they one bedroom, two bedroom?

27:51I wasn't clear what that would end to.

27:57So currently the floor plans allow for,

28:01I believe it was 23 bedroom units, 16, two bedroom units

28:05and the remaining 12 would be one bedroom and one den.

28:07So it's not the most common kind of configuration

28:14that you'd see, way more three bedroom units

28:16but definitely works for half-dead.

28:18Thank you, Mayor.

28:19And we do believe those were intentional

28:21to meet some of the needs that we've seen identified

28:23in the community in terms of unit sizes.

28:26Okay, thank you and Councillor O'Rourke.

28:29Thank you, Mayor Guthrie, through you to our delegates.

28:32Is this the project that is supposed to have

28:34the solar array?

28:36Or is that the different?

28:37That's correct, yes.

28:38Okay, so you're looking at helping the city meet

28:43its race to zero targets and also reduce utility bills

28:46for the owners of the new units?

28:50Yes, through you, Mayor Guthrie, to Councillor O'Rourke.

28:54Yes, it's an exciting project that we are working

28:58with the Rotary Club of Guelph

29:01on a community-wide fundraiser for those solar panels

29:05and the intention is to have an ambitious solar project

29:08on the roof and on the south facing facade

29:10with the revenues directly

29:17and the savings by extension passed along

29:19to our Habitat family.

29:21So it's one mechanism to ensure affordability

29:24in the long run for our residents,

29:26but also, yes, as you mentioned,

29:30to increase the amount of green energy

29:33that's coming online in the city.

29:35Okay, thanks.

29:36And through you, Mayor Guthrie, just a question

29:38about a couple of the zoning requests.

29:41So is it possible to reduce the number

29:46of barrier-free parking spaces?

29:49Or does that make you not compliant with AODA?

29:55Is that the Accessibility Act?

29:58So you're asking to reduce the number

30:01of barrier-free parking spaces?

30:03And I'm asking you, does that even align with AODA?

30:07To my knowledge, it does.

30:11It would be in accordance with the building code.

30:14Not familiar with the Accessibility Act per se,

30:18but I am aware that it has been reviewed by an architect

30:22and would be signing off on this.

30:24So it would be in accordance with those codes as well.

30:27Okay, and then just another question around

30:30that zero-meter buffer for the exterior side yard.

30:34Is there a way to increase that buffer

30:36to accommodate the neighbor?

30:38And is that new accessory building?

30:42It wasn't clear to me whether that accessory building

30:44is a residential dwelling unit or not,

30:50but do you have capacity there to increase that buffer?

30:54So there's two items.

30:56The external side yard, which would be

30:59a budding Manhattan court,

31:01there is a buffer reduction effort parking

31:03that is to accommodate the existing parking lot.

31:05So that existing configuration is there

31:07with a zero setback right now.

31:09That parking lot would be extended westward.

31:11So we're basically keeping the current parking lot

31:14and extending it westward to add eight more spots.

31:17So we are going to essentially the property line

31:19with a bit of a retaining wall or an advance

31:24along that property line.

31:26And that is to achieve the stormwater requirements

31:28to direct flows away from that property.

31:31So we are improving the stormwater flows

31:33that in the flooding that's currently happening on that site.

31:36So in order to direct storm flows away,

31:38we need to raise the site a bit.

31:39So that's why there's a bit of a training wall.

31:42I don't know where exactly that accessory building is either,

31:45but we'll take a look and make sure that there's no issues

31:49in terms of if it is a residential unit.

31:53So if it is just bike stores,

31:54then I don't see any issues in terms of bylaw,

31:57but we'll review that item.

31:59But yeah, and if we are going to increase the buffer,

32:02it would be reducing parking essentially.

32:05Yeah, okay, thank you.

32:08Councillor Caton, please.

32:10Thank you, Mr. Miller, through you to the delegates.

32:13Is this property intended as a lower price sale

32:19or is this a rental?

32:23So that's through you, Mr. Mayor, to the councillor.

32:26That's a great question.

32:28Our original model was looking at bringing attainable sales

32:34online at a reduced price below market,

32:40still yet to be defined by the province,

32:41but I believe that's 80 to 90% of market sale.

32:46We're pivoting slightly in response to

32:51some of the emerging market conditions around condo sales.

32:55We are looking and in good faith to a need in the community,

33:01we're looking at underrating the project

33:03as ultimately to provide rentals as well

33:08as attainable housing sales.

33:11So there would be a blending of those.

33:14And we are ultimately looking to partner

33:17with other organizations.

33:18So we're continuing to be in conversations

33:20around the opportunities for that

33:22as we've done on our Garifraxa project in Fergus.

33:29One of the great potentials of this building

33:32is that it is built to a universal design standard,

33:36which means that all of the units with,

33:40at any given time, could be converted

33:43into a fully accessible unit.

33:45So it does really present great opportunities

33:47for seniors aging in place.

33:49And that's one of the potential partnerships

33:51we're looking at is around seniors housing,

33:54but we're trying to build it to that standard

33:58such that it is a building with longevity in the community.

34:03Thank you.

34:04Just one more question through the mayor to the delegates.

34:09What is the price range that you're thinking for the rent?

34:12I was just surprised when you compared it

34:14to the tiny homes,

34:15because that's a very specific type of development.

34:17So just trying to figure out if it's that deeply affordable

34:20type of rental, or if it's kind of somewhere in the middle.

34:26If I could just do a point of clarity,

34:29just Councillor Kiley, my name is understood.

34:31He was not describing these as a comparison to tiny homes.

34:36He was reading a comment left on social media

34:40or some article where somebody said,

34:43I'm glad that this wouldn't maybe be tiny homes,

34:46that this is the type of units

34:48that we actually need in the community.

34:50So I just want to make sure that we're attributing the quote

34:53to the right person.

34:54It wasn't to Ryan from How It's Out for Him.

34:57And he was just reading a comment.

34:59I'll just turn it back over to you though,

35:01you have the floor.

35:03Thanks.

35:04Thank you for the clarity,

35:05but I would still like to know what is the price range

35:08that we're looking at for the rentals and the sales.

35:11Thank you.

35:15Yeah, thank you for the question, Councillor,

35:17and through you, Mr. Mayor.

35:19The exact price of the rentals will be determined

35:25at the point of title transfer.

35:28The likely scenario for rentals for us

35:32in order to leverage CMHC financing

35:37as a rental project would likely be close to market.

35:41So that would be the way that we bring the project

35:46through to completion.

35:47If we're able to connect with partners

35:51who can subsequently make those rentals,

35:53affordable rentals and other types of rentals,

35:56that's what we're actively pursuing currently,

36:00but they would be close to market.

36:03Thank you so much.

36:06Thank you.

36:07So I just have a quick follow-up.

36:08I guess that's a good segue from Councillor Caton's question.

36:12So you're not targeting these units potentially at this point

36:18totally knowing you could have something in the future,

36:20I understand, but you're not targeting those units right now

36:25to meet the criteria to have DCs waived?

36:30Sorry, so yes, so currently for this project,

36:33so all this to say there's going to be a habitat

36:36for humanity component of these

36:38and the balance would be what we're talking about,

36:40some form of rental.

36:43And we are currently under the,

36:48point A of the, I forget the exact delineation,

36:52but as a not-for-profit in good standing,

36:56we are, whose primary function is building housing,

37:01we are eligible for DC exemptions.

37:04And so we have been chatting with staff

37:05just to get clarity around some of the exact figures

37:08for that, for the project.

37:10But, and so we'll be submitting

37:12for the sort of the formal confirmation of that shortly.

37:16Okay, okay.

37:18And that's fine with me,

37:18I just wanted to make sure the clarity.

37:21So about a few weeks ago,

37:23and I just happened to pull it up here in front of me

37:25while you were talking to Councillor Hayton,

37:29the province has now determined what the level of rent

37:35or ownership is to meet the criteria from them.

37:41So like a bachelor is 1160 a month,

37:47a one bedroom is 1508 a month,

37:50a two bedroom is 1646 a month,

37:53and a three bedroom would be 1695.

37:57And then when it comes to ownership across the board,

38:02whether it's where it kind of gets a little funny,

38:04but across the board, like a single detached home

38:07is $398,000.

38:09I don't know where that would be.

38:12Affordable, somebody detached home, $398,000.

38:15Affordable price of a road or townhouse, $398,000.

38:19And affordable purchase for a condo, $398,000.

38:23So that's what the province has determined for Guelph,

38:27to meet that sort of standard,

38:29to meet some of the criteria under that affordable definition

38:34that they finally have done.

38:35We've only been waiting a year and a half.

38:37Oh, I'm sorry, did I say that out loud?

38:39Yeah, for that.

38:40So I'm just wondering, is that the type of conversation?

38:43I say that to ask the question,

38:45is that the type of conversation you're having

38:47with our staff in regards to those types of price points

38:50at this time or it's not determined yet?

38:54So the price points for our ownership units,

38:57for habitat units would be well below that.

39:03An average of 350,000 is our target range.

39:07And so that means that where there's a family

39:09that can afford up to let's say, $398,000,

39:13there could also be a family

39:15that could be somewhere down closer to 300.

39:17And so there's a range in there for us.

39:21It's all geared to income.

39:22So it's 30% of the family's income.

39:26And so it's certainly below those targets.

39:31Well, thank you for that clarity.

39:34I really appreciate it.

39:35And then my final question,

39:36and thanks for sticking around.

39:38I just wanted to understand this angular plane thing.

39:40I've really changed my tune on angular planes

39:44over the last little while.

39:46So looking at the rendering,

39:48the concept design in our package,

39:51it looks like I think it should,

39:53which is basically a square rectangle.

39:57It looks like the only setback I see based on the drawing

40:00is just basically the top floor.

40:03Is that correct?

40:05Mr. Mayor, that's correct.

40:07That's only from Speedvale.

40:09I think this is the one that we submitted.

40:11So what's on the backside?

40:12Is that a different angular plane?

40:15So that angular plane wouldn't be,

40:24so I'm just doing some quick math.

40:25No problem.

40:27I think it'd be very similar in terms of the front.

40:30No, that's fine.

40:30Yeah, that's fine.

40:31And we'll ask staff just to confirm that too.

40:33So it's a good takeaway.

40:36Because sometimes with these angular planes,

40:38you actually lose out on units.

40:41So I just wanted to make sure I understood that

40:44as the application was presented.

40:45So okay, well, those are all my questions.

40:47So thank you very much.

40:49I appreciate it.

40:50And we'll turn it back over to my colleagues here.

40:55And just as Ryan, our staff member said at the beginning,

40:59there is no decision being made right now.

41:00It's just, this is the first time we're hearing it.

41:04It's just a motion to receive the application today.

41:08And then it goes back to staff after hearing from the public

41:11and hearing from us.

41:12So is there a member of council

41:13that would be willing just to move receipt of this for me?

41:16Or work and chew will do that for me.

41:18Thank you.

41:19Okay, so other than any,

41:21so please don't bring up anything you've already heard council.

41:25Is there anything new that you want our staff

41:27to take a look at that?

41:28Okay, a downer.

41:30And I think my call.

41:32Thank you.

41:33You Mr. Mayor to staff.

41:35So I don't have any questions, but just like I do,

41:39I understand this is a great location

41:42and has the potential to be a really valuable project

41:46in our city.

41:48My concerns are sort of about the amount of coverage.

41:54So, you know, reducing the amenity areas from 40% to 29.

41:59I'm concerned about zero setbacks at all

42:02from the parking on neighboring properties,

42:06but that could be, but also from an infiltration perspective

42:11that's often setbacks provide.

42:14So yeah, so it's just a sort of a cumulative impact

42:17of a number of the variances to the regulations

42:21that I'm concerned about, but those few particularly.

42:26Great, thank you.

42:27And I believe councillor Boussatilla is okay.

42:30So I'll go to you councillor Caller.

42:34Thank you, and through your worship.

42:37To staff with regards to the one delegate

42:42that mentioned the question of flooding,

42:44when this comes back, will there be modeling

42:47of the impact of water on Metcalf,

42:49even though it's not directly adjacent?

42:52Is that something that would be included?

42:57To councillor Caller through the mayor.

42:59Yes, the applicants have submitted

43:01a full sub functional servicing report

43:04that show that discusses how their development

43:07would impact the existing cities infrastructure.

43:11Okay, perfect, perfect.

43:12Thank you for that.

43:14With regards to the question about servicing,

43:16I believe that it was included in one of the letters.

43:21Do you have any concerns at this point

43:22in terms of the ability for the water, sewage, storm water

43:26to be supported with the increased density on this site?

43:34To the councillor through the mayor,

43:36engineering staff are reviewing it.

43:38The applicants did do a pre submission

43:40prior to making their application,

43:43where staff provided comments,

43:44and then the applicants responded to the engineering comments

43:48through the formal application.

43:50So those comments are forthcoming from our engineering team.

43:53Perfect, thank you very much.

43:54And then my final question, your worship,

43:57what is the turnaround time on this?

43:59When would we expect to see this back at council?

44:04The expectation, even with timeline changes

44:08under new bills, council,

44:11we would expect to bring this back to council in September.

44:15Thank you very much.

44:16Thank you, thank you, your worship.

44:19Thank you, or work, please.

44:21Thank you, Margarit, through you to staff.

44:22Just a quick question.

44:23There's a number of proposed zoning bylaw amendments,

44:27and I'm just curious,

44:28which one of these is the most problematic

44:32and what sort of mitigation measures could be put in place

44:37in order for the project to move forward?

44:39So there's 13 or 14 bylaw amendments proposed,

44:42which ones are really the stumbling blocks?

44:48Through the mayor to the councillor.

44:49So we'll look at it holistically and evaluate the site

44:52as a whole and determine if they're all appropriate

44:54or if none of them are appropriate

44:56or kind of where we end up.

44:57There might be some recommended changes by staff

44:59when we come back.

45:01Okay, we'll leave that to you then, thanks.

45:06And finally, Councillor Gibson, please.

45:09Just a few comments, Mr. Mayor, if that's okay.

45:13Yes, go ahead.

45:14Okay, thanks.

45:15I did hear a comment about the location,

45:17I think that's wise.

45:19Just given the surrounding area

45:21and the surrounding housing types, I think this is,

45:24I think it's an intriguing and a good opportunity.

45:27I have faith in staff's ability

45:29to navigate the 14 amendments that have been asked.

45:32And I believe I'm looking forward to seeing

45:35what the final decision might be in September.

45:39Great, thank you.

45:40Hearing and seeing nothing more for staff to consider,

45:43I'll look to call the vote,

45:44it's already been moved and seconded.

45:46So I will call that now, is anyone against receiving?

45:52That's nobody, so that's unanimous.

45:54Thank you so much and all the best to staff

45:56as you go away on that

45:57and look forward to seeing it come back in September.

46:00Moving right along, our next item for discussion,

46:03by the way, let me just confer with the clerks for a moment.

46:19All right, great.

46:20We're moving on to our next discussion, please.

46:23And that is a decision report for 1166 to 1204 Gordon Street,