Application from GSP Group Inc. on behalf of Vaughan St GP Corp.…

33:331373 to 1389 Gordon Street

33:39That's official plan and a zoning file and we have three

33:45Delegations in regards to this matter and just for the record counselor to has left the meeting in regards to the declared conflict

33:53And so we have three delegations. We're gonna start with Hugh handy who is in person here coming up

34:01Valerie Schmidt is going to be

34:04Valerie here. Yeah, you're in the wings and

34:07Hugh Whiteley is on the phone

34:09There's some correspondence from Hugh Whiteley attached as well

34:13so I will go to you Hugh

34:19the first you and

34:22Everyone has no more than five minutes

34:24To delegate and so I will

34:27Start the timer as soon as you start go right ahead

34:30Thank you, Mayor Guthrie members of council staff and public attending

34:35My name is Hugh handy and I'm vice president of GSP group and I'm also a professional land use planner

34:41I'm here on behalf of our client on street group Inc

34:46I'm also here as mentioned with my colleague Valerie Schmidt

34:51Who is a senior planner and who has worked on the project with me?

34:56She does not intend to address. I'll speak on behalf of her this evening. We're here as a joint delegation

35:02But I do not intend to take any more than five minutes in any event

35:09I'm also here with our client

35:11Read heritage properties Melissa McGregor is sitting in the front row and is the director of development and construction

35:19We also have an attendance our architect Andrew Vilcek with MSS

35:24Architects in case there's any questions related to the building or the site as well. He's also in the front row

35:31We are here tonight in support of the city staff recommendation

35:36For the mixed use department project and our client team is happy to answer any questions or to clarify any items

35:43I would like to thank Mike Whitmer and in fact all of city staff

35:48On our team for working with us through the revision to the original proposal that was here at the public meeting

35:55To what is here now before you tonight

35:58We also met with the local

36:01Community group neighborhood group that

36:04Councillor you had to had indicated to you earlier this evening

36:08And we met with a community group on a couple of occasions

36:12And that led to some of the design changes and direction that is here in the final report

36:17And we would like to thank them for their feedback and input

36:21We have also reviewed the correspondence from dr. Hugh Whiteley

36:25Before you this evening in the staff report

36:28And it was an oversight in our final FSR

36:32Including the language that said there was not capacity

36:36At attachment 16, I'm sure if mr. Whitmer needs to clarify

36:40But the end of the residential development policies point six has reviewed the servicing for the proposed

36:47Development and confirmed that there is adequate sanitary sewage capacity and therefore in our opinion. There's there is no issue

36:55With that we would ask for your support and approval of these planning applications before you this evening

37:02And as a team, we would be happy to answer any questions if we can

37:07Okay, well, thank you so much. I'll just stop the clock here

37:10Is there any questions for this delegate at all before we continue councillor or roark looks like the only one go ahead

37:16Thank you, mayor Guthrie. So you to mr. Handy. This is a much nicer development. So I'm very happy. This is sort of a detail question

37:25I have two one is

37:28What assurances do residents have that there won't be

37:34A lot of storm runoff or that the storm water capacity is sufficient and the reason I raise it

37:39It's on the same sort of groundwater level as loze road, which is just a couple blocks away

37:44That has significant flooding regularly. So what are the plans to mitigate?

37:49storm water

37:51Through you your worship to councillor roark

37:55We've gone through I guess quite a detailed review of engineering looking at groundwater

38:00We recognize the site has a high groundwater level

38:04But we feel confident that there won't be any issues

38:08With with storm water management. Of course, I didn't bring our engineer tonight

38:14but

38:15You can be assured that we've taken that into account as part of the development

38:20Okay, great. And then through you, mayor Guthrie. I just have one more

38:23um

38:23When the when the building was going to have 98 units you were planning for 162 parking spaces

38:30And then and then redesign that's come down. So can you explain by about 30 spaces? I think

38:37So can you explain why?

38:41You couldn't meet sort of the original parking

38:43thresholds or requirements

38:46Um through your worship to the councillor

38:50I guess it was all about balance and looking at the overall development. We felt in the end the parking ratio

38:57with

38:5999 units essentially one per unit and with the mix of uses on the site with the 30 and that can be shared between visitor

39:08Uh and the commercial space that it was adequate. Um

39:12And uh, I think that's been hopefully fully reviewed. I know it has been by city staff in in reflection of both the current by-law

39:19And the proposed by-law. Perfect. Thank you and through you, mayor Guthrie

39:22Just the last one. I just want to be clear that I've understood initially the proposal called for

39:26um

39:28Sort of office space on the top floor. Correct. That's now shifted to

39:32Commercial on the ground floor. Is that correct? There is still commercial or is still office space on the upper floor

39:38And commercial space on the main floor. Interesting. Okay. Thanks. Yeah. So this is truly

39:43Through your it's a mixed use development. Great. Thank you. Yeah

39:47All right, I'm seeing nothing further. So thanks a lot and thank you for some reason there is a question that kind of

39:54Goes to the other crowd there. It will

39:56We'll see what happens after our next delegation. But yes, thank you. Thank you

40:01So Valerie, uh, I think you're you're up next or or are you were you just in the wings to answer questions if need be

40:08Okay, so we're good. No delegation from you. Okay. Perfect

40:11And so Hugh Whiteley is on thank you very much. And so Hugh Whiteley is going to be available on the phone

40:17And uh, Hugh it's mayor Guthrie. Can you hear me?

40:28Hi Hugh. It's uh, mayor Guthrie. Can you hear me? Okay?

40:45Hi, mr. Whiteley. Dr. Whiteley. Sorry. It's

40:48It's uh, mayor Guthrie. Can you hear me? Okay? Am I now unmuted?

40:57You you are and I didn't even start to stop watch. So don't worry. You're all good

41:02Yeah, thank you for joining us

41:06And and I'll start the clock for you after you start your presentation. So go right ahead

41:13I will read out my

41:16Submission for the benefit of the listening audience

41:20The functional servicing and stormwater management report to the proposed development at 13 73

41:29In section 2 2

41:31Says it is understood that there are currently

41:35capacity constraints within the municipal

41:38Sanitary sewer downstream of the site

41:41The city of guelph is currently working on upgrading the infrastructure to eliminate the capacity constraints

41:49with construction completion anticipated

41:52for 2024

41:56This statement suggests that the existing sanitary sewer system does not have

42:01The capacity to convey flows from the proposed development

42:06In attachment 13 of the staff decision report for this project

42:11It is stated that sufficient capacity is available in the sanitary sewer system

42:17In attachment 15 of the staff decision report for this project

42:22Under the heading wastewater

42:24It is stated that model results suggest

42:28The existing collection system has sufficient capacity to manage the increased flows from the proposed development

42:36There is an obvious contradiction between the information on sanitary sewer capacity

42:42provided to the developers by the city

42:46And the information in the staff report

42:50I ask council members to obtain answers to the following questions

42:55Are there currently capacity constraints within the municipal sanitary sewer

43:02downstream of the site as was stated to the developers

43:09What is the cause for these constraints?

43:12In a relatively recently installed section of sanitary sewer

43:19And if there are currently capacity constraints

43:22What is the justification for the assertion that sufficient capacity is available in the sanitary sewer system?

43:33I have made repeated requests to staff

43:36Asking for the location of the supposed capacity constraints

43:41and for flow data

43:43Documenting the extent of the constraints, but have not been given information. I requested

43:50And

43:51The earlier presentation by Hugh Handie

43:56Suggests that the city has now removed that statement

44:00So with that why was that removal done?

44:04And if there is time in addition to having these questions answered

44:13I have a comment about the

44:16effect of

44:18multi-story parking on

44:22storm flow volumes

44:24There has not been opportunity at this site apparently to have

44:29multi-level

44:32parking as a

44:34Solution

44:36But I want to point out to council members that

44:39By introducing two-story covered parking you cut the storm water in half

44:46If you have three levels of parking you cut it to a third

44:52So I would

44:54Welcome getting answers to the questions that I've posed

44:58And that's my presentation

45:01All right, thank you so much for your present presentation. Is there any questions to the delegate?

45:07No, I don't see any so thank you very much for joining us tonight

45:12Very good

45:14All right, we'll turn it back to

45:16us here

45:19And let me at least see if there is

45:22Movement to put the put the motion on the floor councillor Allt and galler

45:26And then yep for sure. So councillor Allt and galler will move the recommendation from staff. Thank you

45:31And I'm going to go to councillor Allt first, please

45:35Thank you, mayor guthrie through you to staff

45:38the the delegation made

45:42reference to capacity constraints in a newer section of

45:46Sewers and in order to provide him with the the opportunity to hear from staff

45:52I was wondering if you could please comment on the newer section and if there are capacity issues

45:58what

46:00What is the state and how can we justify?

46:04Putting this in

46:07Sorry, my shorthand here's horrible

46:11That's okay through mayor guthrie to councillor Allt

46:14So as mr. Handy indicated there

46:17They had a typo in their response on what they were looking at in april

46:21April 25th of this year council approved our wastewater and sanitary master plans citywide

46:27We updated all our data flows

46:29So part of it was a little bit of timing issue from when the application came in

46:33Versus the updated information that we have now. So we've completed that work council approved the findings of that work in april

46:39So that's what we're basing our our water and sanitary master plans on at this point in time

46:45So staff are satisfied engineering has signed off signed off on the the application for both sanitary and

46:52Water and wastewater. So staff are satisfied on that as well and I can if I can keep going

46:59direct

47:00Dr. Whiteley to that april 25th

47:03Council meeting if he needs any additional information

47:05Thank you very much. I don't think I have any further questions just summing up

47:10It was a timing issue with reports is what I'm hearing you say

47:16great, uh, thank you

47:19And so, uh, you know good to get that cleared up. So thank you very much

47:23councillor or work

47:26Thank you, mr. Guthrie through you to staff. I've got him

47:29Sort of policy clarification question and then a couple specific questions. So through you mr. Guthrie

47:34the staff

47:36comments document page 11 of 24 says

47:40The applicant is proposing to provide a total of 129 off-street parking spaces for the mixed use development

47:46This exceeds the minimal total off-street parking required in the new 2023 comprehensive zoning bylaw

47:53Etc and then further it says

47:56The minimum parking rates are less than outside pa areas as parking because of higher alternative transportation modes, but

48:04We amended that on the the day that we talked about the comprehensive zoning bylaw, right?

48:09So we did not reduce

48:11the parking minimums

48:13in the gordon street intensification corridor or anywhere outside of downtown

48:18So i'm just wondering why that language is in the staff document

48:25Through you mr. Guthrie to councillor or work

48:28That amendment that was made to the comprehensive zoning bylaw in april was for apartment buildings only

48:33I did not include mixed use buildings, which is what's being proposed here

48:37Mainly due to the fluctuation between the different uses

48:40And the parking adjustment area the suffix has been applied goes beyond just the gordon street corridor

48:46And it applies both a minimum and a maximum parking ratio, which this proposal falls within

48:51Interesting. Okay

48:53Thank you

48:55Through you mr. Guthrie. I was going to ask dr. Whiteley's questions. Those have been

48:59addressed

49:01The other question that I had was

49:05around the

49:07installation of the signalized intersection at vaughan

49:11So I did read the staff report that says, you know, that there's the traffic volumes

49:17Don't require it when we do the gordon street intensification

49:21project that they

49:22signalized intersection will be roughed in

49:25But I'm wondering if staff will reevaluate

49:28When we do the gordon street intersection because now we're going to improvements because now we're going to have a seniors complex

49:34Basically across the street

49:36The other building at gordon arcale and anyone who's tried to cross that road

49:40To catch a bus we want people to take the bus. So if you got across the road at vaughan and gordon

49:45In the morning to catch the 99 northbound

49:48You're taking your life in your hands

49:51So will staff

49:53When we get to the gordon street improvements

49:56Revisit the parking that the traffic volumes and reconsider the signalized intersection

50:06Through your marigold three to counselor our work and thanks for that question

50:09And that's been a detailed discussion that I've had throughout the review of this file with traffic staff

50:13And yes, we will review it as through the gordon street improvement project

50:17There's traffic counts that are done routinely all over the city

50:20And if the warrants are ever met for a signalization it will be evaluated at that time

50:24But right now what what traffic staff did was in october

50:27They did a full eight hour parking or sorry traffic survey at this intersection

50:32And it did not meet any of the warrants under current situation under current volumes

50:36For a signal at this intersection

50:39Or for sorry, i'm going to go through through you to staff for a vehicle or for pedestrians

50:44For any signalized intersections. So what they have committed

50:48Right now is to uh rough it in for the time being during the gordon street improvements

50:52And we'll continue to evaluate if that warrant is ever met given that there is ongoing developments that are both approved and in the pipeline in that area

51:00Great. Thanks. And the last question through you mayor guthrough to staff

51:03Is the intent for this development? I should have asked mr. Handy

51:06Purpose built rental

51:14I'll allow the app the applicant to answer. I think it's more appropriate that we hear it right from the

51:19applicants mouth. So

51:28Yes, uh through you worship. Uh, it is purpose built rental

51:33Okay, thank you. Thank you

51:35And mayor Guthrie through you do do we know when we expect a break ground?

51:39Well, mr. Handy's still

51:41microphone adjacent

51:44Melissa has come all this way melissa

51:47And we didn't know whether she would be available this evening for a certain reason

51:52And i'm gonna make her walk. Yeah, that's okay

51:55Uh through you mayor to uh counselor arourke, uh right now

52:00um

52:01The plan is in my schedule sort of showing it coming up by the end of the year early next year

52:05So it'll all have to do with the permit drawings and everything associated

52:09But our site plan is well underway with staff right now. Uh, we've submitted the second submission. So great. Thanks very much

52:15Thank you. Mr. Mayor Guthrie for your end all

52:18No, it's good favorite. I have fascinating questions. So thank you

52:23Uh, and I got one more uh counselor busentil and then counselor kate after that

52:28Thank you and through the mayor uh to the staff just uh, it's uh

52:32attachment number 13 and number 15 that speaks to the parkland dedication

52:37And the comments uh in the chart that came from the staff. Can you expand a little bit more about?

52:43Uh the park it says detailed design of the trailhead. What exactly that is?

52:54Through your mayor got three to counselor busentil. There's uh in the trail master plan

52:59There's a future trail shown to the city lands and preservation park to the west of the site

53:04And discussions with the applicant through review of this application

53:08Uh

53:09In a compensation for their reduction in common amenity area

53:13We were able to get uh, uh them to agree to

53:17Build a future connection to that city trail

53:19With public access granted over the private property to that future trail network and preservation park

53:26Thank you

53:28And counselor kate

53:31Thank you very much. Mr. Mayor um through you to

53:34Probably the developer. I guess I'm sorry for asking at the wrong time. Um, I know we can't mandate it

53:41I was just wondering if the

53:43If there will be any wheelchair accessible units in the equipment building

53:58Okay, just so everyone knows this is a little unorthodox is like I think the first time in like eight years

54:02We've had back and forth with delegates that have come up. So let's make sure we all

54:07Try to ask some questions to the right time, but we'll let it go for tonight

54:11through you, uh, marica three at this time there is not, uh, we will be meeting the

54:16Uh building code for accessibility, but we have also committed to making uh, the building as a whole visitable

54:22So there will be accessibility throughout the building and each unit will have large enough doorways so people can visit their neighbors

54:30Great. Thank you very much. All right. Thank you

54:34We're just trying to ask you questions, you know

54:37To keep walking, right?

54:41Instead of breaking ground breaking water there

54:45All right, we know each other. It's okay everybody. Sorry. Sorry. Sorry. We know each other

54:52all right

54:53um, anything else

54:56Comment before I call the vote go ahead councillor war

54:59Uh, thank you marica three. So, um

55:03Everyone knows I don't like that there is

55:06We're you know potentially short 30 parking spaces

55:10Um, but I will say this development has changed substantially from the first time that the application came to council

55:17It went from nine stories and 98 units down to four to seven stories and 99 units which will make for a better streetscape on vaughn

55:25Uh, it's got service commercial and an office amenity

55:28They changed the design. Um, they met with the community and actually kudos to the community that presented some of the best sort of

55:35argumentation and alternate design that that I've seen on my time on council

55:39um

55:40They've reduced the angular plane to only have a 1% difference that makes a huge difference on gordon street. So I appreciate that

55:47Uh, they increased their common amenity space

55:50They will exceed the minimum number of accessible units

55:53And are adding a public trailhead. So on the balance of things

55:57While I am very concerned about overflow parking in the surrounding communities because it's already

56:02an existing problem

56:04There are a number of things going for this development including a really impressive list of environmental features for this building

56:10potentially photovoltaic so

56:12um

56:14Yeah, I just want to say that on balance there's a lot of benefit to this development

56:19Um, and I appreciate that the developer worked with the community

56:25Great. Thank you. It looks like uh, councillor crown. Do you have a comment as well? Go ahead

56:29So our work actually just highlighted it. I had my little highlighter out as

56:34As you all know, the cei commitments are one of the first things I check when an application comes back to us

56:42for approval

56:43And I was really pleased to see the environmental features on this including solar and a whole bunch of other

56:49big red

56:51Happy check marks. So I just want to

56:54Say that that's one of the reasons why I'll be supporting this because I think it

56:58Moves us forward on our housing goals, but it also moves us forward on our climate goals. So thank you

57:07Great. Thank you

57:09Yeah, I have a quick comment that I'll call the vote

57:11um

57:12Other than karan and orork

57:15Stealing some of my stuff there. So ditto to that the only last thing and then I'll I'll want to say is

57:19um

57:21On behalf of the applicant

57:23Hugh you really thanked our staff

57:26As well as thanking the neighborhood and I just really want to thank you for those comments

57:30Because our staff are working as hard as they possibly can to get stuff done

57:34And when you collaborate on the internal side and collaborate on the external side

57:39Good things happen. And so I think you've you've expressed to me

57:44a model

57:45Of how things can actually flow very well here to get to yes

57:50So thank you very much for doing that. Okay with with that

57:53I'll call the vote is anyone against this application

57:58Seeing none, it's unanimous. Thank you very much

58:01Appreciate it

58:04Okay, let me just keep going in my

58:10Councillor Booth until lucky you it's uh bylaws from you tonight, please

58:20Thank you, mayor. And so I would like to place bylaws number

58:252023 2798 to 2023

58:292802 that they be passed

58:34Great, and I think councillor downer had indicated a seconder for that so you clerks there you go

58:39And anything on the bylaws anybody?

58:43Don't hear or see any so I'll call the vote on that anyone against the bylaws

58:48Don't see or hear anything so that's passed. You'd see unanimous as well

58:53The only mayor's announcement that I have is I think our council should say thank you to one

58:59And our other clerks here for stepping in so thank you very much. You've done a great job for tonight

59:04Just want to highlight that

59:06Well done keeping us on track

59:09And so with that, uh, I'm looking for an adjournment, please. I'm going to go

59:13Clossen

59:15and

59:16Apparently ceo w ceo homes is going to second it. No

59:21Everything was fine until this very moment

59:24What are the minutes going to look like for this now?

59:26Okay, hold on on the adjournment

59:29Deputy ceo homes. Did you want to say something? Yes, please sir. Thanks, mr. Mayor. So

59:35I know there's been a lot of discussion about the housing crisis over the last few days in particular

59:40so I just

59:42As you can imagine and you've been along the journey with us with all the legislation that's come our way in the last year

59:48That's put a lot of of course a lot of stress on our staff in terms of you know

59:52We have to address it as soon as it comes when it does come to our desk

59:56It's usually heads down and we're trying to deal with it as long as trying to

59:59process, you know, do our day-to-day work as well. So

1:00:03um, I just wanted to mention that uh, even though

1:00:07Housing doesn't only land with the city does the province and the the feds also have responsibility

1:00:13um

1:00:15I don't think everybody is really aware of all the work that the city and city staff have done in the last

1:00:21In the last year in terms of preparing for the housing crisis. So

1:00:24I just want to mention that I know we're trying to pin down a date

1:00:28I think we've got something tentatively in the next couple of weeks in order to address it

1:00:33What we'd like to do is be able to share with uh with

1:00:36With the council with everybody with the public the work that we have been doing the work that has been done already

1:00:43The work that is underway and then we'd like to facilitate a discussion on how we might want to move forward with some ideas

1:00:50That that are within the city's control